Mae Belle Creek Town Homes January 05, 2017 Packet

Transcription

1 Mae Belle Creek Town Homes January 05, 07 Packet

2 PLNNING COMMISSION STFF REPORT January 5, 07 GEND ITEM: LOCTION: ZONING: OWNER: PPLICNT: Planning File No SK: sketch plan review of the Mae Belle Creek Townhomes multi-family residential project 5 South nd venue / Lot -4, Block, Frisco Townsite Residential Highest llowable Density (RH) District / Granite Street and Galena Street Overlay District Bergman Revocable Trust PO Box 5 Frisco, CO 0443 Cline Design Group, Jeff Cline 757 West Ken Caryl ve. #F-5 Littleton, CO 07 Jeff@clinedesigngroup.com (303) -7 TOWN STFF: Katie Kent, Planner (70) 66-3 katiek@townoffrisco.com PROJECT DESCRIPTION The applicant, Bergman Revocable Trust, represented by Cline Design Group, is proposing to construct a new multi-family residential project at 5 South nd venue. The proposed project entails: New three-story building approximately 35 feet in height Five (5) attached residential townhome units, each with four (4) bedrooms Unit sizes range from,6 to,53 sq. ft. of floor area New driveway access from Teller Street, South nd venue, and Teller lley For a more complete project description, please refer to the attached application materials. BCKGROUND The subject property, 5 South nd venue, fronts along Teller Street, South nd venue, and the Teller lley. former warehouse building had been occupied by a variety of commercial uses over the years and the rear (north) yard has been used for commercial storage in the past. Mae Belle Creek Townhomes Sketch Plan

3 The existing nonconforming one-story warehouse building on the property was demolished in 06. On January 3, 66, the Town of Frisco adopted Ordinance No. 66-, which in part, adopted new zoning districts for the town. The accompanying 66 Zoning Map identified the subject property as being zoned Business District. This zone district allowed a variety of residential and commercial uses. On May 0, 73, the Town of Frisco adopted Ordinance No which in part established new zone districts including the B-, Business Center District. Based upon annotations in the Town s property files, this site was rezoned from Business District to B-, Business Center District. This zoning again allowed a variety of residential and commercial uses. On November 3,, the Town of Frisco adopted Ordinance No. -, which also established new zone districts. The subject property was rezoned from B- to the Residential Highest llowable Density (RH) District. The RH district did not, and currently does not, allow commercial uses, so the commercial businesses occupying the former warehouse building became legally nonconforming uses (aka grandfathered ). On July, 06, Landon Greve, representing Gary Bergman, appeared before the Planning Commission with a sketch plan review for the Bergman Townhomes multi-family residential project. Bergman Townhomes was proposed as five (5) attached residential townhome units, each with four (4) bedrooms. t that meeting, the Commissioners had questions regarding clarification on driveways and flex rooms, considerations for a common greenspace area, and if the units were intended to be market rate. Clarifications on snow removal requirements and storm water management were also asked about. Commission comments and discussion expressed concern with the density of the building and lack of greenspace, along with exploring possibilities for options to use the alleyway. ltering the roof line while maintaining compliance with the bulkplane and adjusting the number of units was also suggested, as was improving drainage and fleshing out a storm water and snow storage management plan, perhaps integrating with a landscape plan. The current applicant, Cline Design Group, is proposing a similar project to the Bergman Townhomes consisting of the redevelopment of the site with a new five (5) unit multi-family residential building. This proposed townhouse project is a permitted use in the RH District. On December 5, 06, the applicant had a pre-application meeting with the Town of Frisco s Community Development staff. t this meeting it was determined that due to the similarities between Bergman Townhomes and Mae Belle Creek Townhomes, a second Development Review Committee meeting with representatives from the other Town departments and the referral agencies would not be required. Below is a vicinity map of the subject property. The location of the property lines shown on this map vary in accuracy and should only be used for reference purposes. lso included for reference are photographs of the subject property. Mae Belle Creek Townhomes Sketch Plan

4 Vicinity Map Southwest side from Teller Street (Building has been removed since picture was taken) Mae Belle Creek Townhomes Sketch Plan 3

5 Southeast side from Teller Street and South nd venue (Building has been removed since picture was taken) Northeast side from South nd venue Mae Belle Creek Townhomes Sketch Plan 4

6 SKETCH PLN REVIEW sketch plan review is an opportunity for Planning Commission to comment on the various aspects of a development proposal including proposed uses, parking and traffic circulation, architecture, landscape design, and compatibility with the neighborhood. It is also an opportunity for the applicant to listen to Commissioners comments and make changes to the proposal prior to a formal development application submittal. Pursuant to Section 0--C-6-b, Frisco Town Code (in part): ll applications for commercial development projects, and residential development projects consisting of three or more units, shall be required to present an informal sketch plan of the development before a regularly scheduled meeting of the Planning Commission. Materials to be presented in support of the development must be of sufficient nature to allow the Planning Commission and Community Development Department staff to provide informed feedback on the project. n existing conditions plan and artist renderings, conceptual plans and sketches are strongly encouraged to be presented to help staff and the Planning Commission envision the project clearly. If necessary, the Planning Commission may require an applicant to return for additional sketch plan presentations if sufficient information is not received or if substantial changes to a proposal are recommended. The consideration of, and comment on the sketch plan by the Planning Commission does not bind the Planning Commission or Town Council to approve a preliminary plan or plat, nor does it confer on the applicant any vested rights. Notwithstanding the foregoing requirements, if an applicant has alternative conceptual site plans for the same general project that they would like to review with the Planning Commission, then the submission of the items set forth in subparts i through viii above are not required with respect to such alternative plans. t the time that the applicant makes a choice from among its alternative plans, the applicant shall make a submission for a sketch plan review by the Planning Commission that contains each of the items set forth in the Town Code. t no time shall the applicant proceed to the development application process with only having had alternative conceptual site plans reviewed by the Planning Commission. formal development application for this proposal will require Planning Commission review at a future public hearing. The proposal will be reviewed in detail for conformance with the Frisco Community Plan and compliance with the Frisco Zoning Ordinance at that time. NLYSIS - FRISCO COMMUNITY PLN The following elements of the Frisco Community Plan are applicable to the review of the proposed development: Plan Overview (excerpt) The Frisco Town Charter requires that the Town s master plan be updated every five years in order to respond to changing times. The 0 master plan update is titled the Frisco Mae Belle Creek Townhomes Sketch Plan 5

7 Community Plan. Periodically updating the Frisco master plan is a critical step in the process to maintain a vibrant mountain town, balance the town s reputation as a great destination, ensure a strong yet diverse economic base, and preserve our quality of life. The community realizes intentional planning for the future is necessary to ensure that the Town of Frisco continues to evolve as a resilient community. Purpose ~ The Frisco Community Plan s purpose is to identify common values and guide direction to connect, sustain and create the future of the Town of Frisco over the next 5 years. Connect ~ Connections are a core tenet of the Frisco Community Plan; they reflect the way people, organizations and neighbors relate to each other in the Frisco community. Connections help to address needs of the community. Sustain ~ Everything is interrelated. Sustainability is the fundamental approach of the Frisco Community Plan; it recognizes the social, environmental and economic influences on the community, and aims over the long-term to balance these influences to support community success. Create ~ Creation of lasting community relationships is an important aspect of the Frisco Community Plan. The plan creates the community s direction for a preferred future of Frisco. Chapter. Community Direction (excerpts) The Frisco Community embraces itself as a vibrant mountain town, and seeks opportunities to enhance and maintain vibrancy through art and culture, the built environment, community services, energy, the economy, health and well-being, housing, natural resources, recreation and transportation. ~ Community Plan Quality of Life statement rt & Culture Frisco is a community that celebrates its history, honors its eclectic\influences and promotes artistic and cultural opportunities. &C. Enhance Frisco as a cohesive community, which includes fulltime residents, second homeowners, businesses and visitors. Built Environment Frisco is a community that encourages land uses and architectural styles to fit its mountain town identity, and strives for development with sustainable design, materials and practices. BE. Encourage eclectic and sustainable designs for new construction and redevelopment to enhance the community s character. BE. Ensure the design of Frisco s public spaces, streets and pathways reflect Frisco s mountain town character. Energy Frisco is a community that supports zero waste principles, encourages use of clean energy opportunities and promotes resource conservation. EN 4. Encourage the use of recycled materials, renewable energy sources and the use of green and energy efficient building practices. Mae Belle Creek Townhomes Sketch Plan 6

8 EN 5. Promote conservation and use of resources to maintain a sustainable community for generations to come. Housing Frisco is a community that recognizes the importance of ensuring a variety of housing opportunities are available for people to live and work here. HS. Encourage a mixture of housing unit sizes and types within new residential developments. HS. Ensure new housing is compatible with adjacent properties and compliments existing neighborhoods. PUBLIC COMMENT The Community Development Department has received inquiries about this project, but has not received any public comments as of December, 06. STFF COMMENTS While this is a sketch plan review with only conceptual plans provided, Staff has some observations to share with the Planning Commission and applicant regarding the proposal. Uses: This property is zoned RH District and multi-unit dwellings such as this proposal is a permitted use in this district. Setbacks: In the RH District, a 0 foot front yard setback, 0 foot side yard, and 0 foot rear yard setback is required. Pursuant to 0-5, Definitions, Frisco Town Code: Lot Line, Front On an interior lot, the line separating the lot from the street. On lots fronting upon two () streets, the owner may select which line shall be considered the fronting line. The applicant has selected the Teller Street frontage as the front lot line and the 0 foot front yard setback has been applied to that side of the lot. The 0 foot side and rear setbacks have been applied to the remaining sides of this lot. Based upon the submitted plans, there do not appear to be any proposed building encroachments into the setbacks. Density: The RH District allows a density of sixteen (6) units per acre. This site is 4,000 square feet in size (0.3 acres), so a maximum of five (5) dwelling units are allowed. The application proposed five (5) new dwelling units in conformance with the RH District standards. The applicant is not proposing to construct any deed-restricted accessory housing rental units, and the affordable housing exemption/density bonus exemption provisions of the Frisco Zoning Ordinance do not apply to the RH District. Lot Coverage: Lot coverage shall not exceed 55% of total lot area in the RH District. The total lot area of the Mae Bell Creek Townhomes site is 4,000 square feet; so a maximum of 7,700 square feet of lot coverage is allowed. The submitted sketch plan application identifies the proposed lot coverage as 7,70 square feet. The proposed lot coverage for this project will be reviewed in greater detail at the time of formal development application. The applicant will need to demonstrate full compliance with the 55% lot coverage limit at that time. Mae Belle Creek Townhomes Sketch Plan 7

9 Maximum Building Height: The maximum building height is 35 feet in the RH District. Based upon the submitted elevation drawings, the building height appears to comply with this requirement. Parking: Residential parking is required at a rate of one () parking space per bedroom with a maximum requirement of four (4) parking spaces per dwelling unit. The proposed Mae Belle Creek Townhomes project has four (4) bedrooms per unit, so four (4) parking spaces are required for each unit. The submitted application shows a two-car garage and two () surface parking spaces for each unit to meet this requirement. In addition to these required parking spaces, one () visitor parking space is required for every five (5) residential dwelling units. There are five (5) proposed dwelling units, so one () visitor parking space is required. One () surface visitor parking space is proposed in the southwest corner of the lot with access to Teller Street. Vehicular ccess: South nd venue has become an important vehicular, bicycle, and pedestrian transportation corridor connecting Main Street to the residential neighborhoods, recreation paths, and hiking trails located to the south. Staff anticipates that a separated, paved bike path could be installed along the west side of South nd venue at some time in the future. Staff recommends this project be designed such that vehicles do not back out into South nd venue. Proposed Units 3-L and 3B-L are accessed from Teller Street and Units 3-R and 3B-R are accessed from the Teller lley. Unit is the only proposed residence accessing South nd venue. The proposed Unit driveway includes a hammerhead turn-around area to address this concern. The configuration of this turn-around area will be reviewed in greater detail at the time of formal development application. The Town of Frisco s Five Year Capital Improvement Plan does not include improvements to the Teller lley adjacent to this property. The applicant s proposed construction of two driveways in the Town owned unimproved alley right-of-way will need to be coordinated with the Town of Frisco Public Works Department and the Town Engineer. The driveways will also be subject to the Town Council s approval of a Revocable License greement or other similar legal instrument. The proposed driveways must be designed in such a manner as to not prevent neighboring property owners from also accessing the alley right-of-way. The Town of Frisco will not maintain nor remove snow from this driveway or other portions of the alley. The access to the proposed guest parking space located in the northwest corner of the property does not appear to comply with the Town of Frisco Minimum Street Design and ccess Criteria. The applicant will need to ensure that these standards are complied with at time of formal development application. This includes that driveways shall be a minimum of 35 feet from the intersecting street right-of-way as measured from the nearest edge of the driveway. In addition, no driveways shall be located within 30 feet of one another. Town Staff is in the process of updating the street design and access requirements and the Town Manager has the authority to allow deviations from these standards, so the proposed driveway designs will need to be coordinated with the Town of Frisco Public Works Department and the Town Engineer at the time of formal development application. Granite Street and Galena Street Overlay District: formal development application for this proposal will require Planning Commission review at a future public hearing. The proposal will be reviewed in detail for conformance with Granite Street and Galena Street Overlay District at that time. The applicant has noted with their sketch plan application that they are requesting direction from the Planning Commission on the proposed bulk plane encroachments. Mae Belle Creek Townhomes Sketch Plan

10 Standard #.3 states that the bulk of the building shall be restricted on any site lying within the underlying RH District through the use of a bulk plane envelope. Building forms may deviate from this standard and project beyond the bulk plane if they receive Planning Commission approval, meet the building height, and provide substantial architectural relief. The submitted elevation drawings show the proposed encroachments into the bulk plane. The Planning Commission should provide feedback to the applicant during sketch plan review on the proposed bulk plane encroachments. The development style proposes a number of roof lines, materials, and massing of various components of the overall building. The suggested architectural vernacular strives to be compatible with a number of other buildings along the South nd venue corridor, and lending to a small mountain town character. The building is broken up with stepbacks and setbacks, and articulated wall planes helping to reduce the massing of the building. Staff recommends the Planning Commission provides the applicant feedback on the proposed Mae Belle Creek Townhomes multi-family residential project. TTCHMENTS ttachments: Residential Highest llowable Density (RH) District Granite Street and Galena Street Overlay District Sketch plan application materials cc: Jeff Cline, Cline Design Group Mae Belle Creek Townhomes Sketch Plan

11 ZONING 0-. Residential Highest llowable Density District. [mended -0-, Ord. -6; - 5-5, Ord. 5-; --5, Ord. 5-4; -6-6, Ord. 6-4; 4--7, Ord. 7-7; --00, Ord. 00-0; 3--03, Ord ; , Ord. 06-; --0, Ord. 0-5] In the R-H Residential Highest llowable Density District, the following regulations apply:. Purpose: To allow for high density residential development that is in close proximity to commercial activity, and to provide for a broad mix in the housing type and cost for all consumers. B. Permitted uses.. Single-household detached dwellings. Duplexes 3. Multi-unit dwellings 4. One () accessory housing unit per principal dwelling unit 5. ccessory Buildings and Uses 6. ttached or Stand-alone Townhouses 7. Boarding, Rooming, and Lodging Facilities. Common areas. Family day care 0. Home offices. Parks. Cabin Housing as set forth in Section 0-. C. Conditional uses.. Child Day Care Centers. Churches 3. Fractional Ownership units 4. Group Care Facilities 5. Homeowner ssociation Recreation Facilities 6. Home Occupations 7. Indoor rts and Entertainment Centers

12 ZONING. Public buildings or uses. Schools (Type I and Type II) 0. Conditional uses ONLY for properties located along Granite Street and Galena Street: a. Offices b. Personal services D. Dimensional requirements. Minimum lot area: ten thousand five hundred (0,500) square feet for single household detached units and duplex units.. Minimum lot frontage: sixty (60) feet. Exception: lot on the bulbous end of a cul-de-sac may have a minimum of thirty (30) feet lot frontage. 3. Setback requirements. a. Front yard: twenty (0) feet b. Side yard: ten (0) feet c. Rear yard: ten (0) feet 4. Maximum density: sixteen (6) units per developable acre. ccessory Housing Unit Exemption: ny accessory housing unit meeting the town s requirements may be exempted from the density calculation as long as the unit is deed-restricted for rent to persons earning a maximum of 0% of the area median income, at a rate established by the Summit Housing uthority for that income level and other criteria as established from time to time by the town or the Summit Housing uthority. 5. Maximum building height: thirty-five (35) feet. 6. Lot coverage shall not exceed fifty-five percent (55%) of the total lot area. If additional lot coverage incentives are utilized in no instance shall the aggregate lot coverage allowed be more than an additional % of the lot area. a. ccessory housing unit exception: When a deed-restricted accessory housing unit meeting the town s requirements is constructed, the lot coverage requirements shall be increased such that lot coverage shall not exceed sixty percent (60%) of the total lot area. b. Driveway exception: Driveways, up to a maximum of twelve () feet in width, shall not count towards lot coverage when accessing only rear loaded garages

13 ZONING 7. Driveways shall comply with Chapter 55, Minimum Street Design and ccess Criteria. E. Development standards. ll development is subject to the goals and standards of the applicable overlay district as set forth in F. Duplex resubdivision exception. duplex dwelling on a lot which meets the requirements set forth in Subsection D above may upon application to and approval of the Planning Commission and the Town Council be resubdivided, provided that the resulting two () lots and the building meet the following minimum requirements:. Minimum lot area: five thousand two hundred fifty (5,50) square feet.. Minimum lot frontage: thirty (30) feet. 3. Setback requirements. a. Front yard twenty (0) feet b. Side yard: ten (0) feet c. Rear yard: ten (0) feet 4. The party wall in all such duplex dwellings shall run along and upon the lot line common to the resulting two () lots

14 ZONING 0-.3 Granite Street and Galena Street Overlay District. [dded Ord. 7-07, ; Replaced Ord. -0, 0-6-; mended Ord. 4-0, 0--4; Ord. 6-0, 04--6]. PURPOSE The purpose of the Granite and Galena Street Overlay District is to promote and enhance important neighborhood qualities by requiring base standards and providing incentives to achieve desired attributes. The standards relate to the scale, mass, architecture and overall design character of development. B. PPLICBILITY The provisions of this Section shall apply to the development of any property within the Overlay Zone as indicated on the Town of Frisco Zoning District Map. C. GOLS The goal of this overlay district is to require new projects to meet basic design standards that will ensure future developments which are compatible with the desired character of the neighborhoods. Coupled with these basic standards are incentives to encourage certain architectural elements that will further preserve and strengthen the architectural and neighborhood character of the area. These standards and incentives are aimed at preserving and enhancing the area. One of the overriding goals of the community is to allow for a variety of design, with an eclectic effect, while still protecting the character of the neighborhood. Sketches have been incorporated to better illustrate the standards. D. CHRCTER Market demand and growth patterns throughout the Town of Frisco have changed over time, as with most of the mountain communities in this area. In, the Original Townsite (5' x 40' lots) was laid out. Historic development occurred in these areas, and this overlay encompasses a portion of the Original Townsite. Land use patterns in this neighborhood are part of what establish the identity of this area. lthough the land use mix comprises both residential and commercial uses, that blend seems to enhance the attractiveness of this area. Most of the structures in this area face the street front, although not all of them access from the street or have driveways. The alleys between the streets allow for a secondary point of access and for vehicles to be parked in the rear rather than on the street front. There are a number of older homes on Galena Street, which tend to be small in mass, scale and square footage. The Town's Historic Park and Museum is along Granite Street, and the buildings are a blend of Pioneer Log, Vernacular Wood Frame and Rustic styles. ll of these styles tend to utilize wood materials, have pitched roofs, and small paned windows. There are a variety of naturally occurring elements which shape the look of the neighborhood and add amenities. Ten Mile Creek is located behind (to the North) Galena Street. The views of numerous mountain peaks (such as Mount Royal, Peak One and Buffalo Mountain) can be seen from Granite and Galena Streets

15 ZONING E. DEVELOPMENT GOLS ND STNDRDS The following mandatory standards shall be met by all development within the overlay zone district established by this Section Failure of any proposed development to meet the following mandatory standards shall constitute grounds for denying a final plan or site plan, as the case may be. The following goals are aspirational only. However, the degree to which a proposed development meets these goals may be considered by the Planning Commission and Town Council. GOL #: Structures should be compatible with existing neighborhood structures, their surroundings and with Frisco's "Small Mountain Town" character whenever possible. The existing landforms and historic structures (s noted in the Historic Resource Inventory for the Town) on a site should be preserved onsite whenever possible and reinforced by development rather than destroyed or replaced by it. It should not be inferred that buildings must look like the existing structures within the neighborhood to be compatible. Compatibility can be achieved through proper consideration of scale, design, proportions, site planning, landscaping, materials and colors, and compliance with the standards contained herein. Standard #.. Buildings shall be designed in a manner that is architecturally fitting with Frisco s small mountain town character and: -Provides significant variation in all the wall planes. -Provides significant variation in all the roof lines and roof forms. -Provides projecting elements (e.g. turrets, bay windows, decks, etc.). Standard #.. Buildings shall be designed to provide deep (at least 4 inches) eaves and overhangs, and other building elements that provide shelter from natural elements and provide visual relief, including the use of porches and patios to add interest along street yards. When a substantial number and variety of building elements are utilized the eaves may be less than 4 inches deep in some locations

16 ZONING GOL #: n general, buildings should be designed in a manner that provides elements that relieve the feeling of mass and provides for the graduation of mass as one moves back from the front of a lot, with the smaller elements located near the street, and the larger elements located further away from the street. Standard #.. Building façades and roof facia/eaves shall not exceed 7 feet in length along the same geometric plane, at which time the wall facade shall be broken up by a change in the plane by a minimum of feet in depth for a distance of not less than 6 feet, and the corresponding roof facia/eave shall either be indented or projected from the primary geometric plane by a minimum of feet. ll building facades with a total length of 33 feet or less are exempt from this provision. For buildings that exceed 54 feet in length the change in wall relief shall be increased to a minimum of 4 feet in depth. Upon approval by the Planning Commission the dimension of 7 feet for the length of a building wall façade which necessitates a building façade break and roof facia/eave change may be extended as much as five (5) feet for a total of not more than 3 feet along the same geometric plane, upon a finding that the design furthers the intent of this section. Standard #.. No building facade or roof facia/eave shall have more than 66% of the length of the wall or roof line along the same geometric plane, with the exception that buildings of less than 33 feet in width or length may have that wall and roof facia/eave located on one geometric plane. Standard #.3. The bulk of the building shall be restricted on any site lying within the underlying RH zoning district through the use of a bulk plane envelope

17 ZONING -The bulk plane envelope for buildings that do not exceed feet in height shall start from a point 0 feet above the existing grade measured 0 feet in from the street front property line, and from a point 4 feet above the existing grade measured in 0 feet from the side and rear property lines, and extends at a forty-five (45) degree angle upward, and directly away from the property lines to a point where the envelope intersects with the height ( ), at which point the bulk plane envelope and the maximum allowed height shall be the same. Building forms may deviate from this standard and project beyond the bulk plane if they receive Planning Commission approval, meet the building height of feet, and provide substantial architectural relief. -The bulk plane envelope for buildings that exceed feet in height shall start from a point 0 feet above the existing grade measured 0 feet in from the street front property line, and 0 feet from a side property line, and from a point 4 feet above the existing grade measured in 0 feet from the rear property line, and extends at a forty-five (45) degree angle upward, and directly away from the property lines to a point where the envelope intersects with the maximum allowed height for the property (35 ), at which point the bulk plane envelope and the maximum allowed height shall be the same. Building forms may deviate from this standard and project beyond the bulk plane if they receive Planning Commission approval, meet the building height, and provide substantial architectural relief. Where a conflict exists between the allowed height along a front yard, and a side or rear yard, the more restrictive measurement shall govern

18 ZONING Standard #.4. The bulk of the building shall be restricted on all street and side yard facades, on any site located within the underlying CC zoning district through the use of a bulk plane envelope. - The bulk plane envelope for buildings that do not exceed feet in height shall start from a point 4 feet above the existing grade measured on the street property line(s) and side yard property line(s), and shall extend upward at a 45 degree angle toward the rear and opposite sides of the property until it intersects with the height ( ), at which point the bulk plane envelope and the maximum allowed height shall be the same. Building forms may deviate from this standard and project beyond the bulk plane if they receive Planning Commission approval, meet the building height, and provide substantial architectural relief. - The bulk plane envelope for buildings that exceed feet in height shall start from a point 0 feet above the existing grade measured on the street property line(s) and side yard property line(s), and shall extend upward at a 45 degree angle toward the rear and opposite sides of the property until it intersects with the maximum allowed height (35 for a flat roof or 40 for a pitched roof), at which point the bulk plane envelope and the maximum allowed height shall be the same. Building forms may deviate from this standard and project beyond the bulk plane if they receive Planning Commission approval, meet the building height, and provide substantial architectural relief. GOL #3: Buildings should be constructed of materials that are compatible, or complementary to the existing historic, and/or contributing buildings in the area, and should contain a mixture or combination of natural materials, such as utilizing wood as the primary building material and stone, brick or other similar materials as accents or base material. Standard #3.. Buildings materials shall be predominantly natural, including, but not limited to wood siding, wood shakes, logs, stone, brick or other similar materials. Other materials that imitate natural materials such as Masonite or other materials are also acceptable only if their texture, shape, and size are similar to the natural materials they are simulating, and are not obviously artificial materials. Standard #3.. While not acceptable as the primary exterior materials for the majority of the building, stucco or steel are acceptable materials when used as an accent, or when used in combination with other acceptable materials. Where metal is utilized it shall have a matte finish

19 ZONING or a finish proven to fade and not be reflective. Untreated or unpainted galvanized sheet metal is prohibited. Concrete block shall not be allowed as the primary or extensive exterior finish, and when used as an accent shall be a split block, or other similarly shaped, textured, and colored materials that are found to be compatible with the building, and the goals of this chapter. Standard #3.3. luminum, steel, mirrored or reflective glass and plastic exterior sidings which do not simulate natural materials (as noted in 3.) shall not be permitted. Standard #3.4. The same or similar building materials shall be used on main structures and any accessory structures located on the same site, unless an alternative design can be provided that will complement the project and which meets the remaining standards. Standard #3.5. material board, including samples of all proposed exterior building and roofing materials shall be submitted and reviewed as a component of all applications. Standard #3.6. dditions, which are substantially less than the square footage of the existing building, may be allowed to complement the existing structure, even if the building does not presently meet the guidelines, and blend with the existing structure rather than providing a different building façade, style, materials or color. Standard #3.7. The use of mirrored or reflective glass shall be prohibited. Clear glass shall be used for windows. Tinted, colored or opaque glass may be approved on a case by case basis when shown by the applicant to be compatible with the purpose of these regulations. GOL # 4: Roof elements, including materials and colors, should be of a design that is compatible with, or complementary to the historic or contributing roofs found in the neighborhood, and should provide pitched (sloped) roof elements, or facades with pitched element, which can be seen from public rights of ways and places

20 ZONING Standard #4.. Steep pitched roofs are encouraged, but in those instances where flat roof construction is proposed it shall be augmented with pitched roof elements, including but not limited to: peaked or sloped facade elements or parapets facing all street sides. Pitched roof elements shall vary by a minimum of two () feet, up or down and are encouraged to change in relationship to changes that occur in the wall plane as required in Standard #., #. and elsewhere in the overlay district. Mansard roofs are not appropriate and shall not be allowed. Standard # 4.. Where pitched roofs are utilized, the use of dormers (shed, peaked, etc.) shall be used to help break up large expanses or roof, to enhance the usability of attic spaces, and to add architectural interest to the roofscape. Ridge lines shall change elevation by no less than two feet for every 7 feet of length, with the exception that buildings of 33 feet or less in length, as noted in section. are exempt from this provision (please reference sketches by Goal #). rchitectural elements which intersect with the ridge line may qualify as ridge line changes upon a finding that the design furthers the intent of this section. Standard # 4.3. Roof lines shall be designed in a manner where they do not substantially deposit snow onto required parking areas, sidewalks, trash storage areas, stairways, decks, balconies or entryways. Standard # 4.4. If metal roofs are used they shall be surfaced with a low-gloss finish or capable of weathering to a dull finish in order to not be reflective. Standard # 4.5. Metal roofs shall have a standing seam or be of a design that provides relief to the roof surface. sphalt and fiberglass shingles shall be permitted provided that they are of heavy material to provide substantial relief and shadow, and are of a design and color to be compatible with the building. Spanish/Mission style roofs and other similar roof materials are prohibited. Historic buildings, as noted in the Town's Historic Resource Inventory, may be permitted to utilize rolled asphalt roofing materials

21 ZONING Standard # 4.6. Bright colored roofs, which exceed a chroma of 4 on the Munsell Color chart shall not be allowed. GOL #5: Development should create a variety of designs while still being compatible with the desired character of the neighborhood. Standard # 5.. Duplex structures shall be designed to look like a single family structure to the extent architecturally feasible, and shall not be designed in a manner that results in each half of the structure appearing substantially similar or mirror image in design. Standard # 5.. Building designs that duplicate, or are substantially similar in design to existing or proposed structures within the Overlay Zone shall not be allowed, with the exception that accessory structures on the same lot or parcel as the primary structure may be similar in design as the primary structure. In those instances where a proposed building contains a multiple of identical units, the building design shall provide architectural relief from the duplication of units by providing a variety in windows, decks, balconies, or exterior facade composition (s noted in section.)

22 ZONING GOL # 6: Building colors should be used that are compatible with the existing neighborhood characteristics, and that do not conflict with the goals of the community to provide a "small mountain town" feel. Exterior wall colors should be compatible with the site and surrounding buildings. Natural colors (earth tones found within the Frisco area) and stains on wood should be utilized. Darker colors are recommended for roofs. Standard # 6.. No color may be used as the primary color of the building that exceeds a chroma of 4 on the Munsell Color chart. Standard # 6.. Colors that exceed a chroma of 4, but that do not exceed a chroma of on the Munsell Color chart may be used only as accents and then sparingly, such as upon trim or railing, and in no instance shall luminescent, fluorescent, or reflective colors be utilized on any exterior portion of the building. Standard # 6.3. The same, or similar colors shall be used on the main structure and on any accessory structures upon the site, unless an alternative scheme can be provided that will complement the primary structure. Standard # 6.4. color board shall be submitted and reviewed showing all proposed primary and accent colors and intensities proposed for the building and how each will be utilized. VI. DEVELOPMENT INCENTIVES The Town shall allow the following modifications to the requirements of the Granite/Galena Street Overlay District in order to promote better design and encourage the preservation of historic resources within this critical area of the community.. To promote the preservation of historic resources within Frisco, the town shall waive the rear yard (alley) bulk plane descent requirements within the Granite and Galena Street Overlay District and allow the maximum height of 40 feet to be maintained to the rear property line in those instances where the project substantially meets the following standards, as determined by the Planning Commission.. The property contains a historic structure or structures as designated within the Frisco Historic Overlay District; and. ll significant historic structures are maintained on-site and renovated in a manner that preserves them in a state similar to what they looked like historically. This may include the installation of a foundation in those instances where one does not presently exist, and those improvements necessary to bring the building up to current building and electrical code standards related to life safety issues; and

23 ZONING 3. ny additions or new buildings placed on-site shall meet the following standards: a. The proportions of window and door openings are similar to historic buildings within the Granite and Galena Overlay District. b. The perceived width of nearby historic buildings is maintained in new construction. c. The proposed new building or addition shall appear to be similar in width and scale within the neighborhood and its historic context, as perceived from public ways

24 ZONING d. New buildings and additions shall be designed to be similar in mass with the historic character of the area in which they are located. e. New buildings and additions shall be designed so they do not noticeably change the character of the area as seen from a distance. f. The perceived building scale established by historic structures shall be respected within the relevant character area. n abrupt change in scale within the district is inappropriate, especially where a new, larger structure would directly abut smaller historic buildings. G. DECISIONS ND FINDINGS No development located within the Granite Street/Galena Street Overlay zone shall be approved by the Town unless the project is in substantial compliance with the specific standards and regulations of the Town, and after review of the project, and findings are made to that effect

25

26 ME BELLE CREEK TOWNHOMES, LLC. ZONING NLYSIS: GENERL NOTES 5 SOUTH ND. VE. FRISCO, COLORDO TOWN OF FRISCO, COLORDO 0-.3 GRNITE STREET & GLEN STREET OVERLY DISTRICT LOT COVERGE MX: 55% HEIGHT LIMIT: 35' SETBCKS: FRONT-0, RER-0, SIDES-0. LOCL MUNICIPLITY: CITY OF FRISCO, COLORDO 05 INT. RESIDENTIL CODE 05 INT. MECHNICL CODE 05 INT. PLUMBING CODE 05 INT. FUEL GS CODE 05 INT. ENERGY CONSERV. CODE 04 NTIONL ELECTRIC CODE DESIGNER: CLINE DESIGN GROUP, LLC. CONTCT: JEFF CLINE 757 WEST KEN CRYL VE. F-5 LITTLETON, CO 07 PHONE:(70) -0 JEFF@CLINEDESIGNGROUP.COM CONTRCTORS LICENSE: #7 STRUCTURL ENGINEER: STONE CREEK ENGINEERING CONTCT: DNIEL SPIESMN 744 ESTER LNE, CENTENNIL, CO 0 PHONE:(7)3-04 DNIEL@STONECREEKENGINEERING.COM. IT SHLL BE THE CONTRCTOR'S RESPONSIBILITY TO VERIFY LL DIMENSIONS ND CONDITIONS T THE JOB SITE, ND TO CROSS CHECK LL DETILS ND DIMENSIONS SHOWN ON THE RCHITECTURL DRWINGS WITH RELTED REQUIREMENTS ON THE STRUCTURL, MECHNICL, ELECTRICL, ND/OR CIVIL DRWINGS ND NOTIFY THE DESIGNER ON NY DISCREPNCIES PRIOR TO STRTING WORK.. IN LL CSES WHERE CONFLICT MY OCCUR BETWEEN SUCH ITEMS INCLUDED IN THE SPECIFICTIONS ND NOTES ON THE DRWINGS OR BETWEEN GENERL NOTES ND SPECIFIC DETILS, THE DESIGNER SHLL BE NOTIFIED ND THEY WILL INTERPRET THE INTENT OF THE CONTRCT DOCUMENT. 3. DETILS MRKED "TYPICL" SHLL PPLY IN LL CSES, UNLESS SPECIFICLLY INDICTED OTHERWISE. 4. EXCEPT WHERE MORE STRINGENT REQUIREMENTS RE NOTED OR SHOWN IN THE PLNS OR SPECIFICTIONS,LL PHSES OF WORKMNSHIP ND MTERILS SHLL CONFORM TO THE REQUIREMENTS OF THE INTERNTIONL RESIDENTIL BUILDING CODE. 5. WHERE NO SPECIFIC DETIL IS SHOWN, THE FRMING OR CONSTRUCTION SHLL BE IDENTICL OR SIMILRTO THT INDICTED FOR LIKE CSES OF CONSTRUCTION. 6. IN NO CSES SHLL DIMENSIONS BE SCLED FROM PLNS, SECTIONS, OR DETILS ON THE DRWINGS.DIMENSIONS SHOWN ON THE DRWINGS RE TO FCE OF STUD. 7. THE PRECISE DIMENSIONS ND LOCTIONS OF LL DOOR ND WINDOW OPENINGS SHLL BE DETERMINED FROM THE RCHITECTURL DRWINGS. OTHER FLOOR, WLL, ND ROOF OPENINGS S REQUIRED BY MECHNICL, ELECTRICL, OR SIMILR REQUIREMENTS SHLL BE VERIFIED FROM SHOP DRWINGS EQUIPMENT DT, ETC., S REQUIRED.. WHERE N ITEM IS IDENTIFIED BY TRDE NME, THE SUFFIX "OR PPROVED EQUL" SHLL BE IMPLIED.. CONTRCTOR SHLL COORDINTE CONSTRUCTION TO INCLUDE CONDITIONS ND REQUIREMENTS RISING FROM LL OPTIONS, LTERNTIVE ND/OR DEDUCTIVE ITEMS. 0. THE CONTRCTOR SHLL BE RESPONSIBLE FOR LL SUBCONTRCTORS WORK.. THE CONTRCTOR SHLL DETERMINE THE LOCTION OF UTILITY SERVICES IN THE RE TO BE EXCVTED PRIOR TO BEGINNING EXCVTION.. NO PIPES, DUCTS, SLEEVES, CHSES, ETC., SHLL BE PLCED IN SLBS, BEMS, OR WLLS UNLESS SPECIFICLLY SHOWN OR NOTED. NOR SHLL NY STRUCTURL MEMBER BE CUT FOR PIPES, DUCTS,ETC., UNLESS OTHERWISE NOTED. CONTRCTOR SHLL OBTIN PRIOR PPROVL FOR INSTLLTION OF NY DDITIONL PIPES, DUCTS, ETC. REFER TO RCHITECTURL ND MECHNICL DRWINGS FOR LOCTIONS. 3. CONTRCTOR SHLL PROVIDE SHOP DRWINGS FOR LL TRDES PRIOR TO INSTLLTION, ND SMPLES OF LL MTERIL ND COLOR / FINISHES FOR DESIGNER PPROVL. 4. CONTRCTOR TO PROVIDE THREE COPIES OF S-BUILT INFORMTION, OPERTION ND MINTENNCE MNULS, INCLUDING LL PRODUCT GURNTEES ND WRRNTIES. 5. CONTRCTOR IS RESPONSIBLE FOR CERTIFICTE OF OCCUPNCY PRIOR TO FINL INSPECTION ND PYMENT. COVERGE DETIL: 4 DRIVEWY 36 DRIVEWY 46 STIRCSE DECK 35 DRIVEWY DECK 46 STIRCSE 477 DRIVEWY 35 DRIVEWY 70 RER DECKS () GUEST PRKING. 50 ROOF TOP DECK TOTL: 464 S.F. SNOW STOR: 64 S.F. 6 S.F. 6 S.F. 44 S.F. 0 S.F. 56 S.F. 30 S.F. TOTL: 566 S.F. 0' R.O.W. TELLER STREET BUILDING STTISTICS TOTL BUILDING FOOTPRINT = 5,3 S.F. DRIVEWYS/ DECKS/ PRKING/ PORCHES =,464 S.F. OVERLL LOT COVERGE = 7,70 S.F. TOTL LOT RE = 4,000 S.F. LOT COVERGE = 7,70 / 4,000 = 55 % (55% MX.) SNOW REMOVL STORGE = /3.5 = 566 S.F. SNOW REMOVL PROVIDED = 566 S.F. SPHLT PVING SPHLT PVING SEWER LINE NOTE: NO PORTION OF NY OLD/ CUTOFF BUILDING SEWER LINE OR SEWER TP WHICH SERVED NY BUILDING ON THIS SITE WILL BE LLOWED TO BE REUSED. SPHLT PVING IECC RESIDENTIL PROVISIONS METHOD OF COMPLINCE: METHOD PRESCRIPTIVE CLIMTE ZONE FENESTRTION U-FCTOR SKYLIGHT U-FCTOR 5.7 (.3 MIN) N/ (.55 MIN) '-4" '-4" 6'-" CEILING U-FCTOR PROPERTY LINE 00'-0" GUEST PRKING SNOW STORGE 56 S.F. CONCRETE DRIVE 35 S.F. SNOW STORGE 0 S.F. CONCRETE DRIVE 477 S.F. FLGSTONE '-5 /" 0'-0" 7'-0" SNOW STORGE 5 S.F. 0'-0" 3'- 3/" FRONT SETBCK 0'-0" GUEST PRKING S.F. CONCRETE, COUNTS GINST OPEN SPCE. 3'-6" UNIT 3B-L (3-Story / 4 Bdrm) 53sf Front Garage Ground Flr Entry UNIT 3-L (3-Story / 4 Bdrm) 3sf Side Garage nd Flr Entry DECK BOVE S.F. BOVE '-3" PROPERTY LINE 40'-0" SPHLT PVING SOUTH ND. VE. 75' R.O.W. 4 BTT. 4 CONTINUOUS SNOW STORGE 30 S.F. FLGSTONE FLGSTONE WLL FRME WLL R- VLUE R-0 CELLULOSE (R-0 MIN.) '-3" UP STIRCSE 46 S.F. MSS WLL R- VLUE FLOOR R- VLUE DECK BOVE '-3" BSEMENT R- VLUE LOTS,, 3, & 4, BLOCK MENDED FRISCO TOWNSITE TOWN OF FRISCO, SUMMIT COUNTY, COLORDO 6'-3" CONC. SLB R-VLUE & DEPTH (R-7 MIN.) R-30 MIN. MIN. R- R-0, 4 FEET. IR BRRIER: TYVEK HOUSE WRP TO BE USED ON EXTERIOR OF LL WLL SHETHING DJCENT TO CONDITIONED SPCE.. WLL INSULTION: BLOWN CELLULOSE INSULTION R ROOF INSULTION: R-3 CONTINUOUS BLOWN FIBERGLSS INSULTION. 4. INSIDE VPOR BRRIER: 0 MIL. PLSTIC VPOR BRRIER ON LL STUD WLLS OVER INSULTION. 5. FURNCE: BSEMENT ND MIN LEVEL: 5% EFFICIENT STGE/VRIBLE SPEED GS FORCED IR. UPSTIRS: 0% EFFICIENT STGE/VRIBLE SPEED GS FORCED IR. 6. IR DUCTING IN UN-CONDITIONED TTIC SPCE: R- INSULTED FLEX DUCTING. 7. T TTIC FURNCE PROVIDE SPRY FOM INSULTION UNDER FURNCE DECK MIN. " THICK. R-4 SIDE SETBCK 0'-0" 0'-0" CRWL SPCE WLL R-VLUE MIN. R- PROPERTY LINE 40'-0" 3'-6 /" FLG- STONE () DECKS BOVE 5 S.F. ECH FLG- STONE UNIT (-Story / 4 Bdrm) 6sf CONCRETE DRIVE 35 S.F. 0'-0" COMMON COURTYRD FLGSTONE 6'-3" SNOW STORGE 44 S.F. UNIT 3B-R (3-Story / 4 Bdrm) 53sf Front Garage Ground Flr Entry '-3" UNIT 3-R (3-Story / 4 Bdrm) 3sf Side Garage nd Flr Entry '-3" 3'-6" DECK BOVE BOVE DECK BOVE S.F. STIRCSE 46 S.F. SIDE SETBCK 0'-0" SITE PLN Index of Drawings: CS- COVER PGE, SITE PLN LS- LNDSCPE PLN LP- EXTERIOR LIGHTING PLN -0 MIN LEVEL OVERLL PLN - SECOND LEVEL OVERLL PLN - THIRD LEVEL OVERLL PLN -3 ROOF OVERLL PLN -4 PLN DETIL PGE -5 PLN DETIL PGE E-6 PLN DETIL PGE -0 ELEVTIONS - ELEVTIONS 3-0 SECTIONS 3- SECTIONS SCLE: " = 0'-0" '-" UP '-3" FLG -STONE 0'-0" 4" FLG -STONE SNOW STORGE 64 S.F. SNOW STORGE 6 S.F. RER SETBCK 0'-0" 6'-0" SNOW STORGE 6 S.F. FLGSTONE 0'-0" PROPERTY LINE 00'-0" SITE VICINITY MP: 6'-" '-3" 6'-" SITE END SPHLT PVING CONCRETE DRIVE 4 S.F. SPHLT PVING CONCRETE DRIVE 36 S.F. LLEY 40' R.O.W. 3'-0" SPHLT PVING END SPHLT PVING 40'-0" END SPHLT PVING END SPHLT PVING ME BELLE CREEK TOWNHOMES DRWN BY: JC ISSUE DTE SITE DEVELOPEMENT PLN --6 FRISCO, COLORDO 06 CLINE DESIGN GROUP, INC. THESE PLNS RE COPYRIGHTED ND RE SUBJECT TO COPYRIGHT P R O T E C T I O N S N RCHITECTURL WORK UNDER THE R C H I T E C T U R L W O R K S COPYRIGHT PROTECTION CT OF 0. THIS PROTECTION INCLUDES, B U T I S N O T L I M I T E D T O, T H E O V E R L L F O R M S W E L L S T H E RRNGEMENT ND COMPOSITION O F S P C E S N D E L E M E N T S O F T H E DESIGN. UNDER SUCH PROTECTION, UNUTHORIZED USE OF THESE P L N S, W O R K, O R F O R M S REPRESENTED CN LEGLLY RESULT I N T H E C E S S T I O N O F S U C H CONSTRUCTION OR BUILDINGS BEINGS SEIZED ND / OR RIZED. CS-

27 Shrub. 4" layer of mulch. No more than " of mulch on top of root ball. (See specifications for mulch). Finished grade. Modified soil. Depth varies. (See specifications for soil modification). Root ball rests on existing or recompacted soil. Notes: - Shrubs shall be of quality prescribed in the root observations detail and specifications. - See specifications for further requirements related to this detail. Central leader. (See crown observations detail). Trunk caliper shall meet NSI Z60 current edition for root ball size. Root ball modified as required. Round-topped soil berm 4" high x " wide above root ball surface shall be constructed around the root ball. Berm shall begin at root ball periphery. Finished grade. Modified soil. Depth varies. (See soil preparation plan). Existing soil. Bottom of root ball rests on existing or recompacted soil. SECTION VIEW Rubber tree ties. Lodge pole stakes. Prevailing wind. SECTION VIEW Root ball. 4" high x " wide round - topped soil berm above root ball surface shall be constructed around the root ball. Berm shall begin at root ball periphery. Prior to mulching, lightly tamp soil around the root ball in 6" lifts to brace shrub. Do not over compact. When the planting hole has been backfilled, pour water around the root ball to settle the soil. Existing soil. SHRUB PLNTING DET. SCLE: /" = '-0" Top of root ball shall be flush with finished grade. Prior to mulching, lightly tamp soil around the root ball in 6" lifts to brace tree. Do not over compact. When the planting hole has been backfilled, pour water around the root ball to settle the soil. 4" layer of mulch. No more than " of mulch on top of root ball. (See specifications for mulch). Notes: - Trees shall be of quality prescribed in crown observations and root observations details and specifications. - See specifications for further requirements related to this detail. TREE PLNTING DET. SCLE: /" = '-0" Remove nursery stake. If central leader needs to be straightened or held erect, it is acceptable to attach a " x ' bamboo pole to the central leader and trunk. 0' R.O.W. TELLER STREET LNDSCPE LEGEND BLUE SPRUCE EVERGREEN 5% -0' TLL IN FRONT SETBCK 5% -' TLL 50% -6' TLL NO DIVERSITY REQUIRED. ORNMENTL GRSS -5 GLLON CONTINERS SPEN TREE 50% -" CLIPER 50% -3" CLIPER ROCK - 6" DI. RIVER ROCK. NTIVE GRSS - CLUSTERED BELLFLOWER NTIVE GRSS NTIVE GRSS PROPERTY LINE 00'-0" QTY. Recommended High ltitude Seed Mixture: Thurber Fescue Festuca thurberi lpine Fescue Festuca brachphylla Tufted Hairgrass Deschampsia cespitosa ZONING CODE: TREE TO BE PLNTED ON SITE. - PROVIDED. SHRUB FOR EVERY,500 S.F. -REQUIRED PROVIDED. NOTE: STREET TREES SHLL BE PLCED T LEST EIGHT FEET WY FROM THE EDGES OF DRIVEWYS ND LLEYS ND TO THE EXTENT RESONBLY FESIBLE, BE POSITIONED T EVENLY SPCED INTERVLS STOP FENCE SNOW STORGE 0 S.F. ROCK SNOW STORGE 30 S.F. NTIVE GRSS NTIVE GRSS SNOW STORGE 5 S.F. ROCK ROCK ROCK DECK BOVE UNIT 3-L UNIT 3B-L BOVE ROCK PROPERTY LINE 40'-0" 4" BERM FLGSTONE PTIO LID LOOSE. UNIT ROCK NTIVE GRSS UNIT 3B-R UNIT 3-R BOVE ROCK ROTOR POP-UP SPRINKLER 6' TLL CEDR FENCE WITH HORIZONRL X6 PICKETS DECK BOVE ROCK ROCK 3500 SERIES DRIN VLVE 6-FDV OR 6-FDV-075 SNOW STORGE 64 S.F. SNOW STORGE 6 S.F. NTIVE GRSS SNOW STORGE 6 S.F. PROPERTY LINE 00'-0" STOP FENCE LLEY ME BELLE CREEK TOWNHOMES DRWN BY: JC ISSUE DTE SITE DEVELOPEMENT PLN --6 FRISCO, COLORDO PLN VIEW 6'-0" '-0" SECTION VIEW 3" long non - abrasive rubber ties. Two () three inch lodge pole pine stakes. Install approximately " away from the edge of the root ball. Stake location shall not interfere with permanent branches. TREE STCKING DET. SCLE: /" = '-0" NTIVE GRSS SIGN NTIVE GRSS LL SOIL IS TO BE MENDED WITH 6" COUNTY PPROVED TOP SOIL. ROTO-TIL SOIL TO MIX NEW SOIL WITH EXISTING SITE SOIL. ROCK NTIVE GRSS PROPERTY LINE 40'-0" NTIVE GRSS SOUTH ND. VE. 75' R.O.W. ROCK EXISTING ' TLL EVERGREEN TREE TO REMIN. EXISTING ' TLL EVERGREEN TREE TO REMIN. NTIVE GRSS NTIVE GRSS LNDSCPE PLN SCLE: N.T.S. -SNOW STORGE 06 CLINE DESIGN GROUP, INC. THESE PLNS RE COPYRIGHTED ND RE SUBJECT TO COPYRIGHT P R O T E C T I O N S N RCHITECTURL WORK UNDER THE R C H I T E C T U R L W O R K S COPYRIGHT PROTECTION CT OF 0. THIS PROTECTION INCLUDES, B U T I S N O T L I M I T E D T O, T H E O V E R L L F O R M S W E L L S T H E RRNGEMENT ND COMPOSITION O F S P C E S N D E L E M E N T S O F T H E DESIGN. UNDER SUCH PROTECTION, UNUTHORIZED USE OF THESE P L N S, W O R K, O R F O R M S REPRESENTED CN LEGLLY RESULT I N T H E C E S S T I O N O F S U C H CONSTRUCTION OR BUILDINGS BEINGS SEIZED ND / OR RIZED. LS-

28 EXTENT OF LIGHT COVERGE EXTENT OF LIGHT COVERGE EXTENT OF LIGHT COVERGE 00 LUMENS 00 LUMENS DECK BOVE 3 RECESSED LED CN LIGHTS 00 LUMENS 00 LUMENS SCONCE W/ DOWN- LIGHT ONLY. SCONCE W/ DOWN- LIGHT ONLY. SCONCE W/ DOWN- LIGHT ONLY. UNIT 3-L 3 RECESSED LED CN LIGHTS SCONCE W/ DOWN- LIGHT ONLY. EXTENT OF LIGHT COVERGE UNIT 3B-L SCONCE W/ DOWN- LIGHT ONLY. 00 LUMENS 3 RECESSED LED CN LIGHTS HTCH REPRESENTS REPRESENTS THE DISTNCE FOR 00 LUMENS. EXTENT OF LIGHT COVERGE FLGSTONE PTIO LID LOOSE. 00 LUMENS UNIT 00 LUMENS SCONCE W/ DOWN- LIGHT ONLY. SCONCE W/ DOWN- LIGHT ONLY. SCONCE W/ DOWN- LIGHT ONLY. UNIT 3B-R UNIT 3-R DECK BOVE SCONCE W/ DOWN- LIGHT ONLY. 3 RECESSED LED CN LIGHTS 3 RECESSED LED CN LIGHTS SCONCE W/ DOWN- LIGHT ONLY. 00 LUMENS SCONCE W/ DOWN- LIGHT ONLY. SCONCE W/ DOWN- LIGHT ONLY. 00 LUMENS EXTENT OF LIGHT COVERGE 00 LUMENS EXTENT OF LIGHT COVERGE EXTENT OF LIGHT COVERGE EXTENT OF LIGHT COVERGE ME BELLE CREEK TOWNHOMES FRISCO, COLORDO EXTERIOR SCONCE LL EXTERIOR SCONCE LIGHTS RE TO BE MOUNTED 7' BOVE GRDE OR HRDSCPE. LL EXTERIOR SCONCE LIGHTS RE TO HVE 60 WTT LED BULBS. EXTENT OF LIGHT COVERGE BOVE 00 LUMENS 00 LUMENS EXTENT OF LIGHT COVERGE EXTENT OF LIGHT COVERGE BOVE EXTERIOR LIGHTING PLN SCLE: N.T.S. EXTENT OF LIGHT COVERGE 00 LUMENS DRWN BY: JC ISSUE DTE SITE DEVELOPEMENT PLN --6 '-" " 4'-0" SIGNGE SCLE: /" = '-0" 4" '-4" '-4" '-0" " 3'-0" " 6'-" '-" '-4" '-0" 6'-0" " 7" 7" 6" '-0" SIGNGE DETIL SCLE: /" = '-0" 06 CLINE DESIGN GROUP, INC. THESE PLNS RE COPYRIGHTED ND RE SUBJECT TO COPYRIGHT P R O T E C T I O N S N RCHITECTURL WORK UNDER THE R C H I T E C T U R L W O R K S COPYRIGHT PROTECTION CT OF 0. THIS PROTECTION INCLUDES, B U T I S N O T L I M I T E D T O, T H E O V E R L L F O R M S W E L L S T H E RRNGEMENT ND COMPOSITION O F S P C E S N D E L E M E N T S O F T H E DESIGN. UNDER SUCH PROTECTION, UNUTHORIZED USE OF THESE P L N S, W O R K, O R F O R M S REPRESENTED CN LEGLLY RESULT I N T H E C E S S T I O N O F S U C H CONSTRUCTION OR BUILDINGS BEINGS SEIZED ND / OR RIZED. LP-