PROPOSED AGENDA - Town of Biltmore Forest

Transcription

PROPOSED AGENDA
Meeting of the Design Review Board
To be held Thursday, April 28, 2016 at 5:30 p.m.
I.
II.
Chairman Johnson will call the meeting to order.
Design Review Board Presentations
a. George Morosani, 9 Fir Tree Lane, is presenting plans for a deer fence.
b. Michael Freeman, 19 Brookside Road, is presenting plans for a deer fence.
c. David and Marcia Schroeder, 320 Vanderbilt Road, are presenting plans for an
addition to an existing accessory structure.
d. William and Sherri Morrison, 388 Vanderbilt Road, are presenting plans for a new
residence.
e. Jim and Megan Dugan, 327 Vanderbilt Road, are presenting plans for an addition
to their residence.
III.
Discussion of Construction Guidelines
IV.
Adjourn
MEMORANDUM
APRIL 25, 2016
To:
From:
Re:
Date:
Board of Adjustment
Jonathan Kanipe, Town Administrator
Case Number 1 – 9 Fir Tree Lane
April 20, 2016
______________________________________________________________________________
Case 1
Property Owner:
Property Address:
Zoning District:
Lot Size:
Application Request:
Mr. George and Mrs. Judith Morosani
9 Fir Tree Lane
R-1
3.87 +/- acres
Conditional Use Permit and Variance to allow Installation of a Deer
Fence on the Side and Rear of the Property
Mr. Morosani requests permission from the Board to erect a deer fence on the side and rear
lot lines of his property. The previous owners of the home received approval from the Board of
Adjustments in 2003 to erect an electric fence for the purposes of keeping deer off the property.
Mr. Morosani has experienced continued problems with deer even with this electrical fence, and
has now requested permission to erect a deer fence that would run along the same line as the
electrical fence.
The fence will be co-located with existing fence posts in many places, and new fence posts
will be placed where existing posts are unavailable. The fence will run from the northeastern edge
of the property, near the driveway, and continue along southwesterly then along the western
boundary of the property, before making a 90 degree turn and finishing on the southeastern side
of the property. The fence will not be readily visible from the road and will blend in with existing
vegetation. There are areas where the fence, and existing fence, are located within the setback,
resulting in the need for a variance from the Board. A photo of the proposed material is included
for the Board’s review.
·
·
Conditional use permit to allow installation of a deer
fence.
Variance approval to allow installation of deer fence
within the rear and side yard setback.
Zoning Application
Property Identification
Name
George Morosani
Address
9 Fir Tree Lane, Biltmore Forest, North Carolina 28803
Phone
(828) 450-1100
Email
gwmjm@aol.com
Zoning
R-1
Lot Size (Acres)
3.87
Email -Submission Verification
gwmjm@aol.com
Scope of Project-Roof Coverage
Does the project include increasing roof
coverage?
No
Is the proposed roof coverage greater than the
permitted maximum roof coverage?
No
Scope of Project-Impervious Surface
Does the project include increasing the
impervious surface coverage?
No
Scope of Project-Setbacks
Does any part of the project fall within the front
yard?
No
Does any part of the project fall within the
side/rear yard setback(s)s?
No
Scope of Project-Accessory Structures
Does the project include a detached structure or
building?
No
Will there be more than the approved number of
accessory structures/buildings?
No
Project Description
Brief Description of Project
Replacing temporary deer fence
Estimated Cost of Project
2,000
Estimated Completion Date
5/30/2016
Please attach any drawings, renderings, photographs or other supporting documentation.
Conditional Use Permit Application
I hereby petition the Board of Adjustment to issue a Conditional Use Permit for:
Name
George Morosani
Property Address
9 Fir Tree Lane
Phone
(828) 450-1100
Email
gwmjm@aol.com
Type of Conditional Use
802.07 Accessory Buildings
Email-Submission Verification
gwmjm@aol.com
Description of Project
Replacing deer fence
Explain why the project would not adversely affect the public interest of those living in the
neighborhood:
The fence is located entirely on petitioners property and is not visible from neighboring properties.
I certify that the information presented by the undersigned in this application is accurate to the best of my
knowledge, information and belief.
Signature
Date
4/12/2016
Variance Application
I hereby petition the Board of Adjustment for a variance(s) from the provisions of the Zoning Ordinance for
the real property stated below.
Name
George Morosani
Property Address
9 Fir Tree Lane
Email
gwmjm@aol.com
Phone
(828) 450-1100
gwmjm@aol.com
Variance to Zoning Ordinance Section(s) (Select
all that apply)
1103 Required Yards & Other Spaces
Reason Variance(s) is(are) being requested:
A portion of the fence to be constructed is located within the setback.
In granting any variance, the Board of Adjustment may prescribe appropriate conditions and safeguards in
conformity with the Zoning Ordinance. Violations of the provisions of the variance granted including any
conditions or safeguards which are part of the granting of the variance, shall be deemed a violation of the
Zoning Ordinance. I hereby certify that the information set forth above is true and accurate to the best of
my knowledge.
Signature
Date
4/12/2016
MEMORANDUM
APRIL 25, 2016
To:
From:
Re:
Date:
Board of Adjustment
Case Number 2 – 19 Brookside Road
April 20, 2016
______________________________________________________________________________
Case 2
Property Owner:
Property Address:
Zoning District:
Lot Size:
Mr. Michael Freeman
19 Brookside Road
R-1
1.4 +/- acres
Conditional Use Permit and Variance to allow Installation of a Deer
Fence on the Side and Rear of the Property
Mr. Freeman requests permission from the Board to install a 6 foot deer fence on the side
and rear portion of his property. The fence will be black mesh with 6’ ½” posts painted flat black.
The total footage requested for the fence is approximately 485 feet, and will run northeasterly for
180 feet from an existing rock wall on the northern side of the property to the rear of the property.
The fence will then continue for 120 feet in the back, before continuing southwesterly for 140 feet
and connecting back in to an existing wooden gate in the side yard.
A portion of the fence will fall within the side and rear yard setbacks near the driveway
and along the rear property line requiring variance approval from the Board. A highlighted survey
of the property is included in your packet which shows the approximate location of the fence. The
original, larger format version, of this plat will be available for inspection at the meeting.
·
·
Conditional use request to allow installation of
deer fence
Variance request to allow installation with the
side yard setback
MEMORANDUM
APRIL 25, 2016
To:
From:
Re:
Date:
Board of Adjustment
Case Number 4 – 320 Vanderbilt Road
April 20, 2016
______________________________________________________________________________
Case 4
Property Owner:
Property Address:
Zoning District:
Lot Size:
Dr. David and Mrs. Marcia Schroeder
320 Vanderbilt Road
R-1
1.6 +/- acres
Conditional Use Permit and Variance to allow an Addition to an
Existing Accessory Structure
The applicants request permission from the Board to construct an addition to an existing
accessory structure in the rear yard. The existing structure is a log cabin that is approximately 322
square feet. Dr. and Mrs. Schroeder request permission from the Board to add a bathroom and
kitchenette that would increase the square footage by 155 square feet, bringing the total to 477
square feet. This is under the maximum square footage allowed for an accessory building.
The structure is located outside of both the rear and side yard setbacks and the addition
would not be visible from adjoining properties or from Vanderbilt Road. Drawings are attached
related to the proposed addition.
·
·
Conditional use request to construct an addition
to an existing accessory structure.
Variance request to allow construction of an
addition to an existing accessory structure.
Zoning Application
Name
Marcia Schroeder
Address
320 Vanderbilt Rd., Asheville, North Carolina 28803
Phone
(828) 277-1009
Email
marciaschroeder@gmail.com
Zoning
R-1
Lot Size (Acres)
1.597
coverage?
Yes
What is the proposed roof coverage?
155
No
No
yard?
No
No
Does the project include a detached structure or An application for a conditional use permit will bre
building?
required in addition to this zoning application.
Yes
An application for a variance to exceed the permitted
Yes
number of accessory structures and a conditional
use permit for an accessory structure will be
required in addition to this zoning application.
Project Description
Addition of bathroom and kitchenette to existing log cabin. This is not a new accessory structure but we
are adding to 155 square feet to existing cabin of 322 square feet for a total of 477 square feet.
50,000
7/15/2016
Name
Marcia Schroeder
Property Address
320 Vanderbilt Rd.
Phone
(828) 277-1009
Email
Addition of bathroom and kitchenette to existing log cabin.
neighborhood:
This cabin is in the back yard and is not visible from the road or by the neighbors. It is heavily buffered and
we will be planting additional landscaping as needed.
Signature
Date
4/4/2016
Variance Application
I hereby petition the Board of Adjustment for a variance(s) from the provisions of the Zoning Ordinance for
the real property stated below.
Name
Marcia Schroeder
Property Address
320 Vanderbilt Rd.
Email
Phone
(828) 277-1009
Variance to Zoning Ordinance Section(s) (Select
all that apply)
1104 Accessory Structures & Accessory Buildings
Reason Variance(s) is(are) being requested:
We are requesting a variance due to our number of accessory structures. We would like to add a
bathroom so that we could use the log cabin. The addition meets the required setbacks for the back and
side of our property. The new structure will be 477 square feet.
In granting any variance, the Board of Adjustment may prescribe appropriate conditions and safeguards in
conformity with the Zoning Ordinance. Violations of the provisions of the variance granted including any
conditions or safeguards which are part of the granting of the variance, shall be deemed a violation of the
Zoning Ordinance. I hereby certify that the information set forth above is true and accurate to the best of
my knowledge.
Signature
Date
3/28/2016
MEMORANDUM
APRIL 25, 2016
To:
From:
Re:
Date:
Board of Adjustment
Case Number 5 – 388 Vanderbilt Road
April 20, 2016
______________________________________________________________________________
Case 5
Property Owner:
Property Address:
Zoning District:
Lot Size:
Mr. William and Mrs. Sherri Morrison
388 Vanderbilt Road
R-1
2.71 +/- acres
Demolition of Existing Home and Construction of New Residence,
including a Conditional Use Permit request for Entrance Columns and
Retaining Walls in Conjunction with the Project
The applicants present a demolition and construction plan for the Board in conjunction
with the property located at 388 Vanderbilt Road. If approved, the existing home will be
demolished and removed. Plans for the new residence are provided in detail and include a
conditional use permit request for entrance columns and retaining walls. The entrance columns are
necessary in order to create a sense of entry to the new residence and the retaining walls are
necessary in order to provide access to the main level of the home and to screen the existing historic
log cabin on the property. The applicants note that the columns and retaining walls are all located
approximately 190 feet from Vanderbilt Road and will not be visible from the street or neighboring
properties.
The highest point on the new home is 33 feet and 8 inches, greater than the 25 feet
allowance in the ordinance. As a result, adjusted setbacks are in place and the new construction
falls within the adjusted setbacks and is in compliance which results in an adjusted setback. The
allowable impervious surface on the property is 29,504 square feet and the proposed impervious
surface area is 21, 326 square feet. The project is in compliance for impervious surface. The
maximum roof coverage allowed on this parcel is 7,500 square feet, and the proposed total roof
area is 5,832 square feet. The project is in compliance for maximum roof coverage.
The Town received a letter from the Biltmore Forest Country Club with comments on the
project. That letter is attached to this packet for your review. The plans included renderings and
all elevations from each side of the proposed home, including from the entrance off Vanderbilt
Road and the view from the Country Club.
The applicants have taken care to leave as much existing screening and vegetation as
possible, including existing evergreen buffers along the side property lines. There will be a walled
courtyard attached to the main residence and the port cochere. The port cochere garage and motor
court garage are connected to the main residence via a covered and enclosed hallway.
·
·
New residence plans, including conditional use
permit request to construct entrance columns
and retaining walls.
A landscape plan for the property, including the
existing and planned buffering and screening, is
included for review.
Zoning Application
Name
William and Sherri Morrison
Address
388 Vanderbilt Road, Biltmore Forest, North Carolina 28803
Phone
(949) 413-6007
Email
Williampmorrison1@gmail.com
Zoning
R-1
Lot Size (Acres)
2.71
Robert.G@GriffinArchitectsPA.com
coverage?
No
No
No
yard?
Yes
No
building?
No
No
Project Description
Removal of existing home and construction of new home.
2,750
12/1/2017
Morrison (4.11.16).pdf
Letter From BFCC.pdf
L-100_Site Development Plan.pdf
L-600 Schematic Landscape Plan_Color.pdf
Name
William and Sherri Morrison
Property Address
388 Vanderbilt Road
Phone
(949) 413-6007
Email
WilliamPMorrison1@Gmail.com
Robert.G@GriffinArchitectsPA.com
Entrance Colums and retaining walls
neighborhood:
Entrance colums in advance of the Principal Building are needed to create a sense of entry and justify the
driveway finish change. Retaining walls are necessary to provide access to the main level of the home for
people and cars and to screen the existing Historic log cabin to remain.
None of these are visible from the street or neighbors property and are set back from Vanderbilt Road 190
feet.
Signature
Date
4/11/2016
1" = 10'
STONE CURB
S 2
RE TAN 5'D 0
SE AR AR "
TB YA D
AC RD
K
EXISTING TALL / MATURE
ARBORVITAE
5'-0"
5'-0"
EXISTING EVERGREEN
BUFFER TO REMAIN
(HEMLOCK - AVG. 22' HT.)
"
A 3
RE DJU 8'0
S E A R STE "
T B YA D
A C RD
K
'-0 IC
50 TOR K L
HIS TBAC ISSA
SE ISM ROM
ED RF
(SE TTE CC.)
LE BF
EXISTING STONE
TERRACE TO REMAIN
3'-0"
GRAVEL
PAVING
5' MAX. DRY-STACK
STONE RETAINING WALL
FILL
PARTERRE GARDEN
WITH GRAVEL PATHS
AND GRAVEL TERRACE
WALL SECTION 'A'
CAST CONC.
RETAINING WALL
WITH STUCCO VENEER
& ARCH. PRECAST CAP
EXISTING GRADE
1" = 10'
PROPOSED STONE
PAVING
EXISTING EVERGREEN
BUFFER TO REMAIN
(HOLLY HEDGE - AVG. 18' HT.)
+ 543.66
2
ST 0'-0
A
SE NDAR"
TB
AC D
K
CONSULTANT
EXISTING EVERGREEN
BUFFER TO REMAIN
(MIXED MATURE LARGE
TREES)
24" HT. RAILING
PRINCIPLE BUILDING
RESIDENCE
3
AD 3'-0
J
"
SE USTE
T
W/ BAC D
H
INC EIG K
RE HT
AS
E
CAST CONCRETE
RETAINING WALL
WITH STUCCO
GENERATOR
FFE 544
542
540
538
536
534
532
WALLED COURTYARD
(SEE ARCHITECTERAL)
+ 42.8
DRY-STACK
RETAINING WALL
+ 42.5
41.7 +
TWO CAR
GUEST PARKING
FFE 542.5
FFE 542.5
FFE 542.5
FFE 542.5
+ 42.3
+ TW 43.5
+ 41.8
GRAVEL PAVING
+ 41.8
GRAVEL PAVING
EXISTING PAVING
TO REMAIN
AD 3
SE JU '-0"
W TB ST
IN / HE AC ED
CR IG K
EA HT
SE
+ 42.5
41.6 +
N
IO
CT
EXISTING WALL
TO REMAIN
SE
STONE CURB
(TYP)
+ 547.66
SHED TO REMAIN
+ 42
+ TW 43.5
+ 38.5
546
542
+ TW 37.5
+ 32.5
START
GRAVEL / CURB
544
530
528
'A'
HISTORIC LOG
CABIN TO REMAIN
41.2 +
CE
526
540
REMOVE EXISTING
FENCING AND KENNEL
+ 42.1
TW 43.5 + + 38.6
TW 37.6 + + 32.6
+ 41.5
524
L
TRO
FEN
N
CE
CO
BAN
R
ION
U
S
O
IST
ER
FD
SO
T
I
LIM
UNDISTURBED EXISTING
GARDEN AREA
536
534
547' - 8"
543' - 8"
545' - 8"
33' - 8"
-25' - 0"
8' - 8"
x 1.5
20' - 0" (SETBACK)
13' - 0"
33' - 0" (ADJ. SETBACK OF HT. INCREASE)
REVISIONS
EXISTING MATURE
HOLLY
532
EXISTING MATURE
HOLLY
EXISTING DRIVEWAY
TO BE REMOVED
EXISTING MATURE
MT. LAUREL
SETBACK ADJUSTMENTS
BUILDING HEIGHT:
(DEAD)
538
ENTRANCE
COLUMNS
HIGHEST GRADE :
LOWEST GRADE :
AVERAGE GRADE:
GARDEN PATH
3
+ 42.1
FFE 542.5
EXISTING EVERGREEN
BUFFER TO REMAIN
(HOLLY HEDGE - AVG. 20' HT.)
ST 20
'
SE AND -0"
TB AR
AC D
K
GRAVEL PAVING
START NEW ASHPALT
530
NO.
REMARKS
DATE
EXISTING DRIVEWAY
TO REMAIN
NOT FOR
CONSTRUCTION
IMPERVIOUS AREA CALCULATIONS
DATE:
ALLOWABLE IMP. AREA (25% of Lot Size):
ALLOWABLE ROOF AREA:
29,504 sf
7,500 sf
PROPOSED IMP. AREA:
EXISTING CABIN ROOF AREA:
PROPOSED ROOF AREA:
14,714 sf (driveway, patios and walks)
780 sf
5,832 sf
TOTAL PROPOSED IMP. AREA W/ ROOF:
21,326 sf
EXISTING MATURE
HOLLY
4.11.2016
SHEET TITLE:
"
118,016 sf (2.71 ac)
0
60N'-DARD
STA BACK
SET
TOTAL LOT SIZE:
UNDISTURBED AREA
SITE
DEVELOPMENT
PLAN
D
OA
R
ILT
B
R
DE
VAN
SHEET NO.
0
10'
20'
40'
60'
80'
THIS DOCUMENT IS THE PROPERTY OF SITEWORK STUDIOS, PLLC. IT IS TO BE USED FOR THIS SPECIFIC PROJECT ONLY AND IS NOT TO BE USED OTHERWISE WITHOUT OBTAINING WRITTEN CONSENT FROM SITEWORK STUDIOS, PLLC.
L-100
EXISTING EVERGREEN
HEDGE TO REMAIN
LAWN
EXISTING MATURE MIXED
EVERGREENS TO REMAIN
PARTERRE GARDEN
NATIVE FLOWERING TREE
EXISTING 30" BEECH
EXISTING CHERRY TO REMAIN
ENHANCE EXISTING PERENNIAL
AND FLOWERING SHRUB BORDER
PRINCIPLE BUILDING
RESIDENCE
CONSULTANT
TURF PATH
LARGE EVERGREENS TO BUFFER
RETAINING WALL
FFE 544
LAWN
FFE 542.5
EXISTING MATURE MIXED
EVERGREENS TO REMAIN
FFE 542.5
EVERGREEN
GROUNDCOVER
BOXWOOD GROUPINGS
EXISTING LARGE EVERGREEN
HEDGE TO REMAIN
UPRIGHT
EVERGREEN
TREE
UNDISTURBED EXISTING WOODLAND
SMALL SPECIMEN
FLOWERING TREE
MED. EVERGREEN SHRUBS
FLOWERING SHRUBS
MEDIUM HT.FLOWERING SHRUBS
MEDIUM FLOWERING
SHRUBS
EVERGREEN GROUNDCOVER
TURF GARDEN PATH TO FOLLOW
ALIGNMENT OF FORMER DRIVEWAY
EXISTING PLANTINGS
TO REMAIN AT CABIN
LARGE EVERGREENS TO
SCREEN LOG CABIN
LAWN
EXISTING 25' DIA
SPRUCE
EXISTING 30' DIA.
SOUTHERN MAGNOLIA
FORMER KENNEL AREA TO BE CLEARED AND MULCHED
EXISTING WOODLAND
TO REMAIN UNDISTURBED
LAWN
REVISIONS
REMOVE EXISTING INVASIVE EXOTICS
SELECTIVELY CLEAR
UNDESIRABLE UNDERGROWTH
NO.
EXISTING MATURE LAURELS AND
HOLLIES TO REMAIN
EXISTING WOODLAND
TO REMAIN
UNDISTURBED
SPECIMEN UPRIGHT DECIDOUS TREES
REMARKS
DATE
NOT FOR
EXISTING WOODLAND
CONSTRUCTION
DATE:
4.11.2016
SHEET TITLE:
EXISTING WOODLAND
SCHEMATIC
LANDSCAPE PLAN
SHEET NO.
0
10'
20'
40'
60'
80'
THIS DOCUMENT IS THE PROPERTY OF SITEWORK STUDIOS, PLLC. IT IS TO BE USED FOR THIS SPECIFIC PROJECT ONLY AND IS NOT TO BE USED OTHERWISE WITHOUT OBTAINING WRITTEN CONSENT FROM SITEWORK STUDIOS, PLLC.
L-600
Sheet Number
Detail Number
2
A-3.1
SHEET INDEX
Detail - Plan
Sheet Number
Section Number
1
Cover
A-2.1
Site Plan
A-2.2
Foundation Plan
Sheet Number
A-2.3
Main Level Floor Plan
Elevation Number
A-2.4
Garage & Porte Cochere Floor Plan
Interior Elevation
A-2.5
Upper Level Floor Plan
A-2.6
Lower Level Floor Plan
A-2.7
Office Floor Plan
A-2.8
Roof Plan
A-3.1
North-West Elevation
A-3.2
South-East Elevation
A-3.3
North-East Elevation
A-3.4
South-West Elevation
A-3.5
Motor Court Elevations
A-3.6
Courtyard Elevations
Elevation Number
2
A-3.1
Exterior Building Elevation
1
A-1.1
1
1
A-1.1
A-1.1
1
Sheet Number
A-1.1
Window Designation
Door Designation
CL
Centerline
Align Finished Surfaces
26'-0"
26'-0"
1
MORRISON RESIDENCE
Sheet Number
Name
85% DESIGN DEVELOPMENT
ID
Section
Elevation Above Grade - Building
Section or Building Elevation
Elevation Above Finished
Floor - Plans
Wall Type
Revision Cloud and Marker
Concrete
CONTRACTOR:
Brick
Concrete Masonry Unit
Cut Stone
PALLADIUM BUILDERS
21 WHITE OAK RD,
ASHEVILLE, NC 28803
828.713-0900
ARCHITECT:
GRIFFIN ARCHITECTS P.A.
1 VILLAGE LANE, SUITE 1,
ASHEVILLE, NC 28803
828.274.5979
PROJECT ARCHITECT:
RSG
DRAWN BY:
BRB
ISSUED FOR:
Metal [See material designation
schedule for type]
####
REVISIONS:
Glass
GWB [Large Scale]
Plywood
Insulation - Loose or Batt
Insulation - Rigid
Wood Blocking - Non Continuous
Wood Blocking - Continuous
Wood - Finished
Carpet
LANDSCAPE ARCHITECT:
STRUCTURAL ENGINEER:
SITEWORK STUDIOS
STEVEN LEE JOHNSON
352 DEPOT ST., SUITE 120
ASHEVILLE, NC 28801
828.225.4945
MEDLOCK & ASSOCIATES
ENGINEERING, P.A.
53 ASHELAND AVE., SUITE 101
ASHEVILLE, NC 28801
828.232.4448
NOT FOR CONSTRUCTION
2
A-3.1
NO:
DATE:
NO:
DATE:
NO:
DATE:
NO:
DATE:
NO:
DATE:
NO:
DATE:
SHEET NO:
1
DATE:
4/11/16
WWW.GRIFFINARCHITECTSPA.COM © 2014
Detail - Section
ARCHITECTS, P.A.
Detail Number
2
A-3.1
THE MORRISON RESIDENCE
388 VANDERBILT RD.
ASHEVILLE
GRIFFIN
GENERAL SYMBOLS &
ABBREVIATIONS
49'-10"
17'-7 3/4"
15'-8 3/4"
16'-5 1/2"
GRIFFIN
6"
19'-6 1/4"
18'-3/4"
8'-3"
4'-8"
7'-2 1/2"
4'-3/4"
16'
32'-5"
1
A-4.4
9'-9 1/4"
18'
8'-2 3/4"
17'-5 1/2"
1
A-4.4
1
A-3.4
17'-5 1/2"
1
A-3.3
7'-9"
5'-11 3/4"
9'
44'-11"
16'-5 1/2"
MORRISON RESIDENCE
1
A-4.5
32'-5"
1
A-4.5
ARCHITECTS, P.A.
16'-5 1/2"
4 3/4"
16'-5 1/2"
16'-5 1/2"
6"
16'-5 1/2"
9'-2 1/4"
MATCH LINE A
19'-8 1/4"
4'-3/4"
16'-11"
5'-10 1/2"
10'-7"
PROJECT ARCHITECT:
RSG
DRAWN BY:
BRB
ISSUED FOR:
####
16'-5 1/2"
1
A-3.5
49'-10"
6'
97'-3 1/2"
1
A-2.2
Foundation Plan
SCALE: 1/4" =
1'-0"
25'
2
A-3.5
25'
25'
REVISIONS:
NO:
DATE:
NO:
DATE:
NO:
DATE:
NO:
DATE:
NO:
DATE:
NO:
DATE:
SHEET NO:
A-2.2
DATE:
4/11/16
82'-9"
82'-9"
16'-5 1/2"
14'-6 1/2"
49'-10"
16'-5 1/2"
16'-5 1/2"
8'-5 3/4"
7'-11 3/4"
9 1/4"
8'-6 3/4"
7'-10 3/4"
16'-5 1/2"
13'-8 1/4"
9 1/4"
9 1/4"
7'-8 1/4"
6'
18'-1 3/4"
9 1/4"
9'-7"
8'-6 3/4"
1
A-4.1
1
A-4.2
16'-5 1/2"
4'-6"
7'
1
A-4.6
4'-11 1/2"
1
A-4.3
MORRISON RESIDENCE
14'-6 1/2"
M10
M11
M13
CL
CL
M12
M14
M15
9'
17'-5 1/2"
15'-11 1/2"
8'
2'-5 1/2"
3'-9 1/2"
CL
4'-9"
C1
A-7.3
117A
ELEVATOR
118
GUEST CLOSET 2
118A
114
114A
POWDER
120
116
STONE TILE
DRAWN BY:
112C
ISSUED FOR:
A3
A-7.1
A2
A-7.1
A4
A-7.1
A1
A-7.1
16'-5 1/2"
6'-10"
M21
3'-9"
5
A-3.6
M22
544
PASSAGE 2
M22
126
M23
6'
MATCH LINE A
M26
121E
121F
10'-10"
25'
6'
6'
FIRE
SEPARATION
121D
3'-1 1/2"
45°
22.5°
121A
6'-4 3/4"
M24
22.5°
45°
4"
4"
22.5°
R 6'-4"
8'-5 1/2"
8'
16'-5 1/2"
8'-5 1/2"
8'-5 1/2"
16'-11"
8'
8'-5 1/2"
16'-5 1/2"
R 6'-4"
5'-7"
122A
6'
3'-1 1/2"
21'-10 1/2"
6'
25'
FIRE
SEPARATION
122B
Main Level Floor Plan
1'-0"
DATE:
NO:
DATE:
NO:
DATE:
NO:
DATE:
NO:
DATE:
NO:
DATE:
6'-6 1/2"
5'-7"
GARBAGE
RECESS
NO:
6'
CL
M27
CL
CL
M28
CL
M00
6'
6'
M01
REVISIONS:
75'-11"
BRICK PAVERS
TO MATCH EXT
BRICK
10'-9 1/4"
UP
16'-5 1/2"
10'-9 1/4"
117
ARCHED
CEILING
ABOVE
1
A-4.4
M20
18'
GUEST BED 2
3'-9 1/4"
102A
####
6
A-3.6
M23
19'
120
22.5°
6'-6 1/2"
32'-11"
4'-8"
RSG
STAIR
16'-5 1/2"
CL
PROJECT ARCHITECT:
8'-2 3/4"
B4
A-7.2
102
M02
SCALE: 1/4" =
CL
M19
BRB
DINING
8'-6"
115A
#DrgID
#LayID
M05
121G
1
A-2.3
6'-3 3/4"
STONE TILE
3'-5 1/2"
8'-6"
115
5'-10 1/2"
4'
111
GUEST BATH 2
116A
101A
UP
CL
1
A-3.4
GUEST BATH 1
9'
2'
17'-5 1/2"
102B
M19
CLOSET 2120A
111B
J1
A-7.8
GUEST CLOSET 3
101
125
4'-7 3/4"
4'-3 1/4"
111A
113
116B
FOYER
PASSAGE 1
M06
2'
L1
A-7.8
B1
A-7.2
6'-10"
4'-5 1/2"
GUEST CLOSET 1
110
5'-8 3/4"
3'-5 1/2"
C2
A-7.3
103
110A
112B
113A
3'-9"
PANTRY
2'-4 3/4"
3'-3/4"
WINE REF
B2
A-7.2
1
A-3.6
1
A-4.5
15'-6 1/2"
11'-3 1/4"
112
BUILT-INS OR
DRESSING
VANITY
125A
CL
3'-6"
5'-2 1/4"
MAIN HALL
4'-3 1/2"
119A
DOWN
13'-8 1/2"
5'-6 1/2"
119
SHELVES COFFEE
ARCH
CLOSET 1
B3
A-7.2
1
A-4.4
2'-4 1/2" 3'-7 1/2"
109A
M07
4
A-3.6
M18
108
STONE TILE
3
A-3.6
23'-5 1/2"
16'-5 1/2"
4'
1'
103A
E101
2
A-3.6
FAMILY ROOM
112A
M08
BRICK PAVERS
TO MATCH EXT
BRICK
109
107A
103B
WALL
FOUNTAIN
H1
A-7.7
GUEST BED 1
F1
102C
OUTDOOR ROOM
I1
A-7.8
ARCH
3'-6 1/2"
1
A-3.3
H4
A-7.7
CL
BUILT-INS
3'
1'
8'-5 3/4"
104
WOLF #OG42
OUTDOOR GRILL
104B
D1
A-7.3
H2
A-7.7
M17
ARCH
6'-6 1/2"
6 1/4"
LAUNDRY
F2 A-7.4 F4
16'-5 1/2"
D2
A-7.3
104A
106
4'-1"
D
107
G1
A-7.6
F3
BREAKFAST
KITCHEN
G4
A-7.6
H3
A-7.7
8'
105
G2
A-7.6
3'-11 1/4"
F1
A-7.5
17'-5 1/2"
F4
A-7.5
G3
A-7.6
107B
36" REF
TRASH
SCREENED PORCH
W
ARCH
36" REF
8'
F2
A-7.5
CL
E4
A-7.4
11'-11"
BY CABINET
MAKER
F3
A-7.5
105A
9'
STONE TILE
E1
A-7.4
17'-10 1/4"
18'-5 1/2"
E2
A-7.4
3'-11 1/2"
BUILT-INS
1
A-4.5
105'-11"
MICRO
DW
9'-3/4"
DW
E3
A-7.4
M16
3'-1 3/4" 6"
544'
BRICK PAVERS
TO MATCH EXT
BRICK
M15
108A
15'-9 1/2"
7 1/4"
248A
M09
CL
CL
CL
CL
-4" AFF
CL
SHEET NO:
A-2.3
DATE:
4/11/16
CRUSHED GRAVEL
WALKWAY
E102
ARCHITECTS, P.A.
GRAVEL PARTERRE
CRUSHED GRAVEL
WALKWAY
GRIFFIN
1
A-3.2
22.5°
5'-7"
121F
121A
10'-10"
6'-4 3/4"
3'-1 1/2"
4"
22.5°
R 6'-4"
6'
25'
8'-5 1/2"
6'
8'
16'-5 1/2"
8'-5 1/2"
8'-5 1/2"
16'-11"
8'
8'-5 1/2"
122A
R 6'-4"
6'
16'-5 1/2"
3'-1 1/2"
25'
12'-4 1/2"
12'-4 1/2"
FIRE
SEPARATION
121D
542.5
GARAGE 1
122B
CL
122C
CL
GARAGE 2
121
11'-11"
21'-10 1/2"
6'
FIRE
SEPARATION
CL
18'
5'-7"
122
CL
M03
STD
1/4" PER FT
CL
11'-11"
6'-6 1/2"
45°
22.5°
M25
25'
121E
4'-7 3/4"
45°
4"
M24
22.5°
6'-6 1/2"
1
A-3.5
2
A-3.5
6'-6 1/2"
121C
12'-7 1/2"
CL
12'-7 1/2"
STD
1/4" PER FT
55'
CL
121B
22'-1/2"
2'-11 1/2"
PORTE COCHERE
4
A-3.5
18'
E101
SITTING ROOM
ABOVE
3
A-3.5
6'-4 1/4"
12'-3 1/4"
6'-4 1/4"
CL
CL
1
A-4.1
1
A-4.6
PROJECT ARCHITECT:
RSG
DRAWN BY:
123A
124A
BRB
ISSUED FOR:
####
122A
VESTIBULE
WORK ROOM
M04
124
123
M03
1
A-3.1
1
A-4.2
12'-3 1/4"
12'-8 3/4"
25'
6'
16'-5 1/2"
16'-11"
61'-10"
111'-10"
1
A-2.4
Main Level Garage Floor Plan
SCALE: 1/4" =
1'-0"
1
A-4.3
16'-5 1/2"
6'
25'
25'
12'
REVISIONS:
NO:
DATE:
NO:
DATE:
NO:
DATE:
NO:
DATE:
NO:
DATE:
NO:
DATE:
SHEET NO:
A-2.4
DATE:
4/11/16
6'
M26
ARCHITECTS, P.A.
CL
MATCH LINE A
CL
MORRISON RESIDENCE
M02
6'-6 1/2"
121G
M27
6'
CL
M28
CL
M00
CL
M01
6'
6'
2'-4 1/2" 3'-7 1/2"
M23
M05
GARBAGE
RECESS
GRIFFIN
3'-9"
3'-9 1/4"
10'-9 1/4"
10'-9 1/4"
23'-5 1/2"
101A
UP
6'-5 1/2"
6'-5 1/2"
1
A-4.2
CL
CL
CL
U12
U13
12'-11"
1
A-4.3
18'
SITTING ROOM
MASTER BED
UPPER HALL
201
11'-3 1/4"
203
2'
3'-2 1/4"
201B
3 1/2"
203A
L1
A-7.10
207B
9'-8 3/4"
9'-6 1/2"
L3
A-7.10
L2
MASTER BATH A-7.10
U08
4'-4 1/2"
201A
2'-11 1/4"
P2
A-7.13
207A
P3
A-7.13
P1
A-7.13
BATH 2
118A
TERRACE 2
CL
206B
2'-3/4"
5'-3/4"
5'-5 3/4"
CL
E202
201B
3'-2 1/2" 2'-11 1/4"
44'-11"
206A
204A
203D
CL
BUILT-INS
3'-6 1/4"
U16
CL
U17
CL
44'-11"
E201
3'-6"
BUILT-INS
204B
5'-11 1/2"
U09
CL
U15
O1
A-7.11
7'-10"
CL
206
205
204
TERRACE 1
CL
9'-8 3/4"
N3
A-7.12
N1
A-7.12
16'-5 1/2"
M1
A-7.11
16'-5 1/2"
16'-5 3/4"
9'-8 3/4"
BED 2
N2
A-7.12
U14
10'-6"
U10
6'-2"
CL
1
A-4.6
3'-6"
3'-7"
18'
8'-6 3/4"
1
A-4.1
sectional sofa this corner
U11
9'-10 3/4"
MORRISON RESIDENCE
9'-10 3/4"
207
203C
6'
1'-8 3/4"
207D
6'-6"
OPEN TO BELOW
6'-6"
5'-6"
U07
207C
4'-2 1/4"
22'-6 1/2"
CL
202A
4'-2 1/4"
203B
WN
DO
6'
208A
PROJECT ARCHITECT:
RSG
DRAWN BY:
K4
A-7.9
K1
A-7.9
6'-6"
E203
Q3
A-7.14
Q2
A-7.14
MASTER CLOSET
U18
####
Q4
A-7.14
Q1
A-7.14
REVISIONS:
U19
CL
4'
5'
4'
5'
202B
CL
DOWN
8'-5 1/2"
Upper Level Floor Plan
SCALE: 1/4" =
ISSUED FOR:
CL
208
UP
U05
U01
1
A-2.5
BRB
11'-4 1/2"
CLOSET 2
202
CL
6 1/2"
1'-0"
MATCH LINE A
16'-5 1/2"
U00
U22
CL
CL
16'-5 1/2"
8'-5 1/2"
K2
A-7.9
WALKWAY
4'-6 1/2"
6'-6"
K3
A-7.9
16'-3 1/2"
13'-9 3/4"
U06
5'-1"
13'-9 3/4"
7'-10 1/2"
8'-9 3/4"
CL
3'-2 1/2"
NO:
DATE:
NO:
DATE:
NO:
DATE:
NO:
DATE:
NO:
DATE:
NO:
DATE:
SHEET NO:
A-2.5
DATE:
4/11/16
18'-5 1/2"
5'-1"
8'-6 3/4"
12'-11"
18'-5 1/2"
16'-5 1/2"
ARCHITECTS, P.A.
49'-10"
3'-7"
16'-6 3/4"
GRIFFIN
1
A-3.2
1
A-4.6
1
A-4.3
82'-9"
17'-7 3/4"
15'-8 3/4"
16'-5 1/2"
6"
GRIFFIN
16'-5 1/2"
4 3/4"
16'-5 1/2"
16'-5 1/2"
18'-3/4"
BUILT-INS
MEDIA ROOM
T2
A-7.17
T1
A-7.17
1
A-4.5
MORRISON RESIDENCE
19'-6 1/4"
003
1
A-4.5
MECHANICAL
32'-5"
32'-5"
006
007A
REF
UNFINISHED BASEMENT
003A
004A
4'-8"
118A
LOWER
HALL
7'-2
1/2"
002
4'-3/4"
16'
1
A-3.3
DISPLAY
S3
A-7.16
17'-5 1/2"
S2
A-7.16
1
A-4.4
004A
1
A-3.4
006A
GLASSES
001A
006A
006A
U3
A-7.18
U2
A-7.18
U4
A-7.18
U1
A-7.18
S4
A-7.16
LOWER STORAGE
S1
A-7.16
005
8'-3"
1
A-4.4
8'-2 3/4"
7'-9"
004
17'-5 1/2"
16'-5 1/2"
5'-11 3/4"
POWDER 2
9'
44'-11"
007
WINE ROOM
001
001B
18'
005A
9'-9 1/4"
249A
9'-2 1/4"
MATCH LINE A
19'-8 1/4"
4'-3/4"
ARCHITECTS, P.A.
49'-10"
6"
16'-5 1/2"
16'-11"
5'-10 1/2"
10'-7"
PROJECT ARCHITECT:
RSG
006A
DRAWN BY:
BRB
ISSUED FOR:
####
Lower Level Floor Plan
SCALE: 1/4" =
1'-0"
2
A-3.5
16'-5 1/2"
1
A-3.5
49'-10"
6'
97'-3 1/2"
25'
1
A-2.6
25'
25'
REVISIONS:
NO:
DATE:
NO:
DATE:
NO:
DATE:
NO:
DATE:
NO:
DATE:
NO:
DATE:
SHEET NO:
A-2.6
DATE:
4/11/16
1
A-4.1
1
A-4.2
6'-6 1/2"
MORRISON RESIDENCE
6'-7"
25'
R1
A-7.15
2'-8"
R2
A-7.15
OFFICE
208
U02
U02
208C
U20
U20
208B
2
A-3.5
OFFICE ENTRY
1
A-3.5
OFFICE BATH
6'-4 3/4"
209
210
211A
U21
U02
27'-10"
U02
SITTING ROOM 2
211
1
A-4.1
1
A-4.6
PROJECT ARCHITECT:
RSG
DRAWN BY:
BRB
ISSUED FOR:
####
U03
1
A-2.7
Upper Level Office Floor Plan
SCALE: 1/4" =
1'-0"
2'-5 1/2"
REVISIONS:
NO:
DATE:
NO:
DATE:
NO:
DATE:
NO:
DATE:
NO:
DATE:
NO:
DATE:
SHEET NO:
A-2.7
DATE:
4/11/16
8'-5 1/2"
6'-6 1/2"
16'-5 1/2"
15'-4 1/4"
2'-8"
16'-5 1/2"
CL
49'-10"
3'-3/4"
208A
CL
ARCHITECTS, P.A.
8'-5 1/2"
MATCH LINE A
GRIFFIN
CL
DOWN
12"
12"
18"
16"
12"
PE
O
SL
TERRACE - LOW SLOPE
MEMBRANE ROOF
TERRACE - LOW SLOPE
MEMBRANE ROOF
ARCHITECTS, P.A.
GRIFFIN
12"
SEE DETAIL
SHEET ???
OVERSIZED
GUTTER & D.S.
LOW SLOPE
MEMBRANE ROOF
12"
MORRISON RESIDENCE
SLOPE
12"
16"
16"
12"
12"
SKYLIGHTS TO BE SLOPED
FROM PARAPET EDGE TO
LOW SLOPE MEMBRANE ROOF
SKYLIGHT
SKYLIGHT
12"
PE
TRENCH ROOF
DRAIN
TRENCH ROOF
DRAIN
SL
O
SL
O
PE
OVERSIZED
D.S.
12"
12"
16"
12"
12"
8"
18"
12"
12"
8"
12"
WATERPROOF
STAIR - STORAGE
UNDERNEATH
12"
12"
8"
12"
8"
12"
12"
12"
12"
12"
12"
12"
16"
16"
12"
12"
8"
8"
12"
8"
12"
8"
12"
12"
LOW SLOPE
MEMBRANE ROOF
12"
12"
8"
12"
8"
12"
8"
8"
12"
12"
12"
12"
16"
12"
12"
16"
12"
16"
PROJECT ARCHITECT:
RSG
DRAWN BY:
12"
LOW SLOPE
MEMBRANE ROOF
12"
12"
16"
12"
BRB
12"
12"
12"
ISSUED FOR:
12"
16"
####
REVISIONS:
8"
8"
12"
12"
8"
8"
12"
16"
12"
12"
1
A-2.8
Roof Plan
SCALE: 3/16" =
1'-0"
DATE:
NO:
DATE:
NO:
DATE:
NO:
DATE:
NO:
DATE:
NO:
DATE:
12"
12"
NO:
SHEET NO:
A-2.8
DATE:
4/11/16
12"
12"
SHUTTER PAINT
COLOR - SW6169
COPPER CHIMNEY
POTS
ALUMINUM
CLAD WINDOWS
ALUMINUM
RAILINGS
COPPER GUTTERS
& DOWNSPOUTS
MORRISON RESIDENCE
SLATE
ROOF
STUCCO
STUCCO
STUCCO
CAST STONE
CAP
CAST STONE
CAP
PROJECT ARCHITECT:
RSG
CAST STONE
DOOR SURROUND
CAST STONE
WATER TABLE
DRAWN BY:
BRB
ISSUED FOR:
####
1
A-3.1
North-West Elevation
SCALE: 1/4" =
French Quarter® with Mustache Bracket
1'-0"
BEVOLO EXTERIOR LIGHTING
French Quarter® on Gooseneck
Standard Lantern Sizes
Height
14.0"
Width
9.25"
Depth
9.25"
VERMONT SEMI-WEATHERING GRAY SLATE
LOEWEN WINDOWS - ALPINE WHITE
REVISIONS:
NO:
DATE:
NO:
DATE:
NO:
DATE:
NO:
DATE:
NO:
DATE:
NO:
DATE:
SHEET NO:
A-3.1
DATE:
4/11/16
CAST STONE & TRIM PAINT
COLOR - OC28
ARCHITECTS, P.A.
STUCCO PAINT
COLOR - OC23
GRIFFIN
ALUMINUM RAILING PAINT
COLOR - HC167
MORRISON RESIDENCE
ALUMINUM
CLAD WINDOWS
SLATE
ROOF
COPPER GUTTERS
& DOWNSPOUTS
ALUMINUM
RAILINGS
STUCCO
STUCCO
CAST STONE
CAP
PROJECT ARCHITECT:
RSG
DRAWN BY:
BRB
ISSUED FOR:
####
1
A-3.2
South-East Elevations
SCALE: 1/4" =
1'-0"
REVISIONS:
CAST STONE
WATER TABLE
SCREEN
WINDOW
BOX
NO:
DATE:
NO:
DATE:
NO:
DATE:
NO:
DATE:
NO:
DATE:
NO:
DATE:
SHEET NO:
A-3.2
DATE:
4/11/16
ARCHITECTS, P.A.
GRIFFIN
COPPER CHIMNEY
POTS
MORRISON RESIDENCE
ALUMINUM
CLAD WINDOWS
CAST STONE
CAP
SLATE
ROOF
COPPER GUTTERS
& DOWNSPOUTS
ALUMINUM
RAILINGS
STUCCO
BEVOLO FRENCH QUARTER
PROJECT ARCHITECT:
RSG
DRAWN BY:
CAST STONE
WATER TABLE
BRB
ISSUED FOR:
####
1
A-3.3
North-East Elevation
SCALE: 1/4" =
1'-0"
REVISIONS:
NO:
DATE:
NO:
DATE:
NO:
DATE:
NO:
DATE:
NO:
DATE:
NO:
DATE:
SHEET NO:
A-3.3
DATE:
4/11/16
ARCHITECTS, P.A.
GRIFFIN
COPPER CHIMNEY
POTS
COPPER GUTTERS
& DOWNSPOUTS
SLATE
ROOF
MORRISON RESIDENCE
SLATE
ROOF
ALUMINUM
RAILINGS
ALUMINUM
CLAD WINDOWS
STUCCO
CAST STONE
CAP
CAST STONE
WATER TABLE
PROJECT ARCHITECT:
CAST STONE
WATER TABLE
RSG
DRAWN BY:
BRB
ISSUED FOR:
####
1
A-3.4
South-West Elevation
SCALE: 1/4" =
1'-0"
REVISIONS:
NO:
DATE:
NO:
DATE:
NO:
DATE:
NO:
DATE:
NO:
DATE:
NO:
DATE:
SHEET NO:
A-3.4
DATE:
4/11/16
ARCHITECTS, P.A.
GRIFFIN
COPPER CHIMNEY
POTS
CAST STONE
WATER TABLE
STUCCO
Porte Cochere North-West Elevation
SCALE: 1/4" =
1'-0"
MORRISON RESIDENCE
3
A-3.5
STUCCO
CAST STONE
WATER TABLE
CAST STONE
WATER TABLE
North-East Motor Court Elevation
SCALE: 1/4" =
1
A-3.5
ARCHITECTS, P.A.
ALUMINUM
CLAD WINDOWS
GRIFFIN
STUCCO
1'-0"
4
A-3.5
Porte Cochere South-East Elevation
SCALE: 1/4" =
1'-0"
SLATE
ROOF
ALUMINUM
CLAD WINDOWS
COPPER GUTTERS
& DOWNSPOUTS
ALUMINUM
RAILINGS
PROJECT ARCHITECT:
RSG
DRAWN BY:
STUCCO
BRB
ISSUED FOR:
####
REVISIONS:
CAST STONE
CAP
CAST STONE
WATER TABLE
2
A-3.5
South-West Motor Court Elevation
SCALE: 1/4" =
1'-0"
STUCCO
NO:
DATE:
NO:
DATE:
NO:
DATE:
NO:
DATE:
NO:
DATE:
NO:
DATE:
SHEET NO:
A-3.5
DATE:
4/11/16
SLATE
ROOF
ALUMINUM
RAILINGS
ALUMINUM
CLAD WINDOWS
COPPER GUTTERS
& DOWNSPOUTS
ALUMINUM
RAILINGS
ALUMINUM
CLAD WINDOWS
STUCCO
STUCCO
STUCCO
CAST STONE
CAP
CAST STONE
WATER TABLE
CAST STONE
WATER TABLE
CAST STONE
WATER TABLE
Courtyard North-West Elevation
SCALE: 1/4" =
1'-0"
Courtyard South-East Elevation
1
A-3.6
SCALE: 1/4" =
5
A-3.6
1'-0"
Hidden South-East Elevation
SCALE: 1/4" =
1'-0"
3
A-3.6
MORRISON RESIDENCE
CAST STONE
CAP
SLATE
ROOF
ALUMINUM
CLAD WINDOWS
STUCCO
ALUMINUM
RAILINGS
COPPER GUTTERS
& DOWNSPOUTS
ALUMINUM
RAILINGS
COPPER GUTTERS
& DOWNSPOUTS
STUCCO
STUCCO
PROJECT ARCHITECT:
RSG
DRAWN BY:
ALUMINUM
RAILINGS
BRB
ISSUED FOR:
####
CAST STONE
WATER TABLE
2
A-3.6
Courtyard North-East Elevation
SCALE: 1/4" =
CAST STONE
WATER TABLE
6
A-3.6
1'-0"
4
A-3.6
Courtyard South-West Elevation
SCALE: 1/4" =
1'-0"
Hidden North-West Elevation
SCALE: 1/4" =
1'-0"
REVISIONS:
NO:
DATE:
NO:
DATE:
NO:
DATE:
NO:
DATE:
NO:
DATE:
NO:
DATE:
SHEET NO:
A-3.6
DATE:
4/11/16
GRIFFIN
SLATE
ROOF
ARCHITECTS, P.A.
SLATE
ROOF
Zoning Application
Name
Jim and Megan Dugan
Address
327 Vanderbilt Rd, Biltmore Forest, North Carolina 28803
Phone
(406) 451-2435
Email
jdopenwater@yahoo.com
Zoning
R-1
Lot Size (Acres)
1.67
douglasbrown1618@gmail.com
coverage?
Yes
What is the proposed roof coverage?
590
No
Yes
What is the proposed impervious surface
coverage?
340
Is the proposed impervious surface coverage
greater than the permitted maximum impervious
surface coverage?
No
yard?
No
No
building?
No
No
Project Description
The owners would like to build an addition on the rear of the house, to be used as a master bedroom and
master bathroom. New construction would total approximately 480 square feet, on a single level with the
same floor grade as the rear of the house. Roof pitch and overhangs would match those of the existing
house.
110,000
9/1/2016
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s e c t i o n
G
CONSTRUCTION GUIDELINES
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Introduction
Welcome to The Ramble Biltmore Forest.
As a lot
owner/builder, you have assumed responsibilities associated with
the construction process. This document is provided as a supplement to the Design Guidelines in order to outline these responsibilities. You will want to keep it and refer to it throughout the
construction period. It is intended to provide clarification on the
entire process - from design review to move-in.
Our goals are:
• To maintain a sense of community harmony that conveys to
existing and future residents the intended lifestyle of The Ramble
Biltmore Forest.
• To provide a clean, safe environment in which to live, work and
play.
• To preserve the beauty and natural setting of the wooded character of The Ramble Biltmore Forest property.
The information contained herein is provided to clearly communicate the expectations for construction within the community.
After reviewing these documents, should you have any questions
please feel free to call Community Associates representing Ramble
Community Association at 828.274.7511.
Introduction
The Ramble BILTMORE FOREST
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Who is Responsible?
D e s i g n R e v ie w
The owner of record for each lot is ultimately responsible for compliance with the
Covenants, Conditions and Restrictions for The Ramble Biltmore Forest, Construction
Regulations and Design Guidelines. Throughout this document, you will see the term "lot
owner/builder". This term refers to the owner of the lot, which in some cases may also be
the builder. The lot owner is accountable for the actions of their builder as well as any and
all subcontractors or others providing service to your specific lot.
Prior to commencing construction, each builder/lot owner will be required to submit
plans for review by The Ramble Biltmore Forest Design Review Committee (DRC). Plans
should be submitted to the Community Associates office representing Ramble Community
Association at 828.274.7511 . The appropriate and fully completed application forms must be
attached to the plans, along with the required review fee and deposit.
Construction Deposit
Any changes or modifications desired during the construction process which modify the
approved exterior design must be re-submitted for review prior to implementation. The
Design Review Committee may conduct an inspection at any time to verify that all issues
identified during the design review process have been adequately addressed and implemented during construction. In addition, a final building inspection will be conducted.
The Association elects to charge a refundable deposit of $10,000 per lot. Each builder
shall pay the deposit prior to commencement of construction. In the event of violation of
any of the following regulations or damage to infrastructure, associated costs or fines will be
deducted from the deposit. Should the entire amount of the deposit be required to cover the
cost of damages or fines, the lot owner/builder will immediately replenish the deposit
amount to the full amount set by the Association.
Upon approval by the Design Review Committee, construction can commence. Should construction begin prior to approval being granted, a fine shall be imposed upon the lot owner/
builder.
After the final building inspection by the Design Review Committee, the deposit will be
refunded less any damages or fines which may have been incurred.
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Lot Clearing & Grading
C o n s t r u c t i o n D e b r i s & Tr a s h R e m o v a l
Upon approval, a clearing and grading limit lines, submitted during the DRC process,
must be respected when construction on-site begins; no additional vegetation outside this
limit line may be cleared from the site.
Each builder will be required to maintain a dumpster at the front of the property (not in
the right-of-way) on the lot under construction. This dumpster should be emptied periodically when construction materials reach the upper rim. All construction sites are to be
cleaned daily to facilitate a pleasing appearance to homeowners, guests and prospective
buyers and to eliminate any potentially hazardous conditions.
Additional selective clearing will be considered for approval upon submittal of the final
Landscape Plan. Appropriate reforestation and screen plantings for the site will also be
determined at this time. Owners and builders are subject to fines for clearing beyond
approved limits.
During construction, all trees scheduled to remain must be protected from damage. Builders
shall avoid damaging the root systems of existing trees when excavating and installing
underground utilities.
Lightweight materials, packaging, and other items shall be covered and weighted down to
prevent their being blown off the construction site.
Excess excavation materials must be hauled away and disposed of legally. Appropriate measures shall be taken to preserve natural areas, surrounding properties and buried utilities from
damage.
Should a construction site be deemed in an unacceptable condition on an on-going basis,
the lot owner will be notified by the Association and required to clean the site. Failure to
comply will result in the Association having the site cleaned and back-charging the lot
owner at direct cost plus 10%.
Utility Easements
To avoid harm to yourself or your contractors and damage to underground utilities, you
are required to request that the locations of existing utilities be marked by Dig Safety. This
requirement relates to any construction, including foundations, landscaping, fences, etc.
Before you dig, call NC One-Call at 1-800-632-4949
YOU WILL BE LIABLE FOR ANY DAMAGE TO UNDERGROUND UTILITIES WHICH MAY
OCCUR AS A RESULT OF A FAILURE TO FOLLOW THESE PROCEDURES.
On most lots, equipment which must be located above ground such as electrical transformers,
pull boxes as well as cable and telephone service pedestals will be located at the edge of the
right-of-way or on the private lot for which the equipment is specifically related. Please
refer to the Design Guidelines for more information regarding these utilities.
Construction materials will be kept out of the street right-of-way at all times. Streets adjacent to said property shall be kept open for circulation at all times. This is for the protection of all parties and will allow emergency vehicles direct access to any part of the community.
Workers utilizing the common areas of the community for lunch or breaks shall remove all
food wrappers, containers, cigarette butts, etc. from the site upon completion and deposit the
debris in trash receptacles.
Dumpsters may be shared between two or more lots, if possible.
NO DEBRIS OF ANY KIND MAY BE DUMPED ON ADJACENT LOTS, COMMON AREAS,
OR UNDEVELOPED AREAS WITHIN THE RAMBLE BILTMORE FOREST COMMUNITY. A
fine shall be imposed on anyone dumping debris of any kind, including landscaping debris,
on any undeveloped parcels or other areas within The Ramble Biltmore Forest Community.
This fine shall accrue to the property from which the debris originated and a lien may be
filed on said property. The workman responsible for depositing such debris shall be prohibited from future work within The Ramble Biltmore Forest.
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Wash-Down Area
Protection of Infrastructure & Landscaping
The lot owner/builder is responsible for furnishing a wash-down area on each lot for purposes of disposing of paint and other solvents. This area shall consist of barrels, a lined pit,
or other suitable disposal method. Concrete trucks are specifically prohibited from dumping
any excess concrete anywhere on The Ramble Biltmore Forest site. Concrete which is accidentally spilled on the asphalt paving or in any common area must be removed by the
builder immediately. Concrete can only be washed out on your lot and you are solely
responsible for its removal from the site upon completion of your construction.
Within The Ramble Biltmore Forest community there are numerous forms of infrastructure
including curbs, driveways and walks, streets and grassed verges, landscaping, street lights,
sidewalks, irrigation systems, benches, trash receptacles, etc. The lot owner/builder is
responsible for protecting the infrastructure adjacent to their property.
UNDER NO CIRCUMSTANCES SHALL ANY MATERIALS BE DEPOSITED INTO THE
STORM DRAINS OR DIRECTLY ONTO SOIL. A fine shall be imposed on anyone depositing
debris of any kind, including landscaping debris, into any storm drain within The Ramble
Biltmore Forest community. This fine shall accrue to the property from which the debris
originated and a lien may be filed on said property. The workman responsible for depositing
such debris shall be prohibited from future work within The Ramble Biltmore Forest.
The lot owner/builder will be responsible for wrapping green or black construction netting
or fencing around street trees and street lighting adjacent to your lot, as well as around all
existing trees or other landscaping to be protected. All building materials are to be kept
away from these trees and lights during construction so as to prevent damage.
All electrical, gas, sewer and other connections will be located at the corner of the lot and
will be marked for connections. The lot owner/builder is responsible for staking around the
connection area and wrapping this area with green or black netting. All netting will be
maintained throughout the construction period.
During construction, all trees scheduled to remain must be protected from damage. Builders
shall avoid damaging the root systems of existing trees when excavating and installing
underground utilities.
Any damage to infrastructure should be reported immediately to the Community Associates
office at 828.274.7511 . Damage to any infrastructure item will be repaired by The Ramble
Community Association and back-charged to the lot owner/builder at direct cost plus 10%.
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Use of Buildings Under Construction
E r o s i o n C o n t r o l & L o t B o u n d a r ie s
No functions shall occur in any building under construction. Once a building is completed, any functions which are planned in an unoccupied building within the community must
be cleared through the Community Associates office.
Silt fencing shall be properly installed on all lots to prevent run-off of silt and debris
onto adjacent properties, streets and common areas, and specifically to prevent run-off
directly into preservation areas. Extra precautions may be necessary for lots with steep
topography. Silt fencing will be properly trenched to 8" in depth and backfilled.
C o n s t r u c t i o n Ti m e s
No builder shall commence construction on a weekday prior to 7:00 a.m., nor continue
construction beyond 7:00 p.m. Weekend construction hours shall be Saturday from 8:30 a.m.
to 6:00 p.m. and Sunday 12:00 p.m. to 6:00 p.m.
Construction Radios, Noises, & Dust
No construction radios shall be permitted. The Builder shall be responsible for controlling dust and noise from the construction site.
A temporary drive or area will be provided as a means of ingress or egress onto the lot for
equipment, trucks, etc. This area shall consist of a 6" deep layer of 2" to 3" size course
aggregate (e.g. railroad ballast) in order to prevent vehicles from dragging mud and debris
into the streets. This area should be at least 10' wide x 20' deep.
The lot owner/builder is required to put up a solid black silt fence or screening (as appropriate) along the limits of the proposed construction area (Building Zone), defining the proposed construction site from the adjacent properties. This fence may have an opening at
the location of the temporary drive. All construction activities, materials or debris are to be
contained within the boundaries of your lot. Any damage to an adjacent property or residence shall be immediately repaired by the lot owner/builder at their sole expense. No
material, refuse or debris of any type may be stored, dumped or otherwise placed on adjacent
properties, within setback areas, right of ways, or preservation zones.
Silt fencing, screening and temporary drives MUST be maintained throughout the entire construction period. Any cleanup required due to a lack of properly installing and maintaining
these items will be back-charged to the lot owner/builder at cost plus 10%.
Adjacent lots under construction simultaneously may share screening if agreed upon by both
property owners.
Open Fires
Open fires are strictly prohibited on any project site. Should you desire to have a fire for
purposes of providing a heat source for workers during the winter months, an appropriate
container MUST be used. No burning of trash or debris shall be permitted at any time.
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S a n i t a r y F a c i l i t ie s
Si g n a g e
Each builder is responsible for their own Port-A-John. One (1) is required on every construction site. Portable toilets or similar temporary toilet facilities shall be located only
within the building zone or in an area approved by the DRC.
In accordance with the Design Guidelines for The Ramble Biltmore Forest, the only signage allowed on a single lot or home is the standard, approved lot/builder sign. Lot/builder
signs will initially be provided by the Developer. Once plans are approved for construction
and the attached sign request form has been completed and submitted to the The Ramble
Biltmore Forest Association office, the appropriate signage will be installed.
Parking & Construction Access
While it is understood that parking for workers may in some instances be limited, it is
mandatory that vehicles not be parked in such a manner as to impede ingress or egress of
emergency vehicles or residents to/from their homes, nor should parking block mailboxes or
in any way prevent mail delivery. Fire hydrants may not be blocked. Parking shall only
occur on paved streets or driveways. The Association reserves the right to tow any vehicle
that violates any of the aforementioned restrictions.
Each Builder shall be responsible for its subcontractors and suppliers obeying all speed limits within The Ramble Biltmore Forest. Repeated violations will result in fines for the Builder.
Access to the site will only be permitted through the cleared driveway opening for the individual lot. Construction vehicles and equipment must be parked within the building envelope or on paved streets. Parking or storage is NOT allowed in any Natural Area, Setback or
Right of Way.
Mailboxes
All mailboxes and mailbox locations within The Ramble Biltmore Forest community will
be consistent with the specifications provided by the DRC. A request for mailbox should be
made to The Ramble Biltmore Forest Association office a minimum of 3 weeks prior to completion of construction (or anticipated move-in date).
Conduct
Workers are expected to conduct themselves in a professional manner at all times.
Clothing shall not display offensive, vulgar language or gestures.
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General Practices
All Owners shall be ultimately responsible for the conduct and behavior of their builders,
contractors, subcontractors and guests while on the premises of The Ramble Biltmore Forest.
These regulations should be posted at the construction site at all times.
The following practices are prohibited:
• Clearing of native, existing vegetation on lots where the vegetation is designated to
remain or left undisturbed.
• Disposing of concrete or plaster washout except in the designated wash-out area.
• Removing any plant material, topsoil or similar items from any property of others within
The Ramble, including other construction sites.
• Carrying any type of firearms within The Ramble.
• Using disposal methods or equipment other than those approved by the DRC.
• Careless disposal of cigarettes and other flammable material; at least one 5 kilogram quality rated dry chemical fire extinguisher shall be present and available, in a conspicuous place,
on the construction site at all times.
• Careless treatment or removal of protected plant materials or plants not previously
approved for removal by the DRC.
• Use of, or transit, over common areas in The Ramble.
• Bringing of pets, particularly dogs, by the construction personnel into The Ramble. If this
occurs, the DRC has the right to contact authorities to impound the pet or refuse to permit
the builder or subcontractor involved to continue work on the project.
• Playing of radios and other audio equipment on construction sites in The Ramble Biltmore
Forest.
Prohibited Practices
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8

PROPOSED AGENDA - Town of Biltmore Forest

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