02.BA250048 BOA Report

Report to the Board of Adjustment
Prepared by the Maricopa County Planning and Development Department
Case: BA250048 – Oponski / Luca Property
Hearing Date: October 15, 2026 (continued from October 16, 2025)
Supervisor District: 3
____________________________________________________________________________________________
Applicant: Nathan Wiertzema, Legacy Builds
Property Owner: Caitlin Oponski & Alexander Luca
Request: Variance to the development standard of the Maricopa County Zoning
Ordinance to permit:
1) Proposed front (west) setback of 17’ where 40’ is the minimum permitted
per MCZO Section 502
Site Location: APN 211-73-084D @ 40115 N. 3rd St. in the Desert Hills area
Site Size: 94,467 sq. ft.
Current Use / Zoning: Single-family residence / Rural-43
Open Violation: N/A

Background:
1. February 23, 2001: Parcel 211-73-084C was created from an unregulated minor lot split of parent
parcel 211-73-084.
2. September 11, 2001: MCDOT waived the requirement for right-of-way preservation along the
north lot line of parcel 211-73-084C. This is a mid-section line alignment where ordinance requires
preservation for a 40’ future right-of-way. The waiver allowed the residence to be built closer to
the north lot line.
3. 2003: A single-family residence was completed on parcel 211-73-084C.
4. July 10, 2006: Parcel 211-73-069A was created from an unregulated minor lot split of parent parcel
211-73-069. Except for encroaching structures ancillary to the primary use of parcel 211-73-084C,
this parcel will remain undeveloped.
5. 2015: A previous owner graded and fenced a horse corral in the southern half of parcel 211-73-084C.
The owner also added a carport and some detached shade structures north of the corral and east of
the residence. None of these improvements were permitted, while some extended over the east lot
line and encroached into parcel 211-73-069A. The parcels were under unified ownership.
6. February 28, 2024: The current owners, Caitlin Oponski and Alexander Luca, took possession of
parcels 211-73-069A and 211-73-084C per recorded deed 2024-0101027.
7. June 24, 2025: The owners’ authorized agent submitted application for the subject variance request.
Staff initially scheduled the case for the August 2025 Board agenda but subsequently advised the
applicant to request a continuance of the case to allow time to obtain a right-of-way waiver along
the north lot line of parcel 211-73-069A and to subsequently combine the two parcels. Combining
the two parcels would negate the issue of accessory structures crossing a shared lot line when the
parcels are under unified ownership. The case was continued to the October 2025 hearing, and then
indefinitely, pending the processing of the right-of-way waiver and lot combination.
8. March 11, 2026: MCDOT approved the owners’ request to waive the requirement for right-of-way
preservation along the north lot line of parcel 211-73-069A.
9. September 3, 2026: Parcels 211-73-069A and 211-73-084C were combined into a single parcel, APN
211-73-084D, the subject parcel. Staff subsequently rescheduled the case for hearing.
Existing On-Site and Surrounding Zoning / Land Use:
10. On-site: Rural-43 / Single-family residence
North: Rural-43 / Vacant (ASLD Land)
South: Rural-43 / Vacant
East: Rural-43 / Single-family residence
West: Rural-43 / Single-family residence
Variance Request:
11. The applicant is requesting a variance to permit an attached garage, casita, and patio at a setback
of approx. 17’-8” from the west lot line of the Oponski / Luca property. This is the front of the
property with the access easement terminating at the west lot line and continuing into the subject
parcel as a driveway. Accessory structures may not encroach into the required front yard. Further,
Page 2 of 9

attached accessory structures are considered part of the primary building and thus must be
contained within the principal building envelope formed by the minimum setback lines.
12. In order for the garage to be permitted in the proposed location, there must be a front setback
variance; otherwise, it would need to be relocated. Options for relocating the garage (without
removing or relocating existing improvements) are limited. A horse corral occupies most of the
southwestern quarter of the property, whereas a floodway separates the undeveloped east half
of the property from the developed west half.
Excerpt From Proposed Site Plan
(Note: the site plan shows original east lot line; following lot combination, the east lot line has been
shifted +155’ further east; there is no longer a setback conflict on the east lot line)
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Site Analysis:
13. Access to the subject property is established in a somewhat unorthodox manner. Although the
property is shaped as a typical rectangle, none of the four lot lines is oriented entirely alongside
a street frontage. Access to the property is established by an ingress/egress easement that
carries 3rd St. Although it is a north/south roadway, it curves into an east/west path approximately
528’ west of the subject property before terminating at the approximate midpoint of the subject
property’s west lot line. The only other legal access to the property is another ingress/egress
easement that approaches the property from the east and terminates at the southernmost 12.5’
of the east lot line (this easement is unnamed and serves essentially as a shared driveway to 7th
St.; the properties on either side of it have 7th St. addresses).
14. Despite the secondary legal access, 3rd St. is the only practical means of accessing the residence
on the subject lot. The property is bisected by a floodway that blocks connecting access from the
east. Nevertheless, the existing placement of the two easements means that both the east and
west lot lines are considered the property’s fronts, despite being the longer two of the four lot
lines. As such, the property is considered a through-lot, and the required 40’ minimum front
setbacks are measured from the east and west lot lines. There are no known easements along
the north and south lot lines. Although the north lot line corresponds with a mid-section alignment,
MCDOT has waived all right-of-way preservation. As such, the required 20’ interior side setbacks
are measured from the north and south lot lines.
15. Despite the legal orientation of the property, the front of the residence faces south; likewise, the
rear of the residence is oriented toward the north. Furthermore, since very little of the west lot line
is fronted by a roadway easement, it functions effectively as a side yard relative to the orientation
of the residence (the west lot line measures 330’, whereas the easement measures only 20’ wide).
If the west lot line were legally considered the side of the lot, the minimum required west setback
would only be 20’ instead of 40’ (but as proposed, the building would still encroach if this were
considered a side setback).
16. The site plan and aerial photos show a detached shed at an even closer setback from the west
lot line. The owners have confirmed the shed will be removed upon construction of the new
garage.
17. Other improvements on the property include a horse corral that occupies most of the
southwestern quarter of the property, as well as multiple detached shade structures located north
of the corral, east of the residence, and west of the wash. (One of these shade structures appears
as though it is attached to the east side of the residence, but it is structurally detached.) A
swimming pool and aesthetic landscaping improvements define the north yard of the property.
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Aerial Photo of Subject Site
Aerial Image of Surrounding Environs
Page 5 of 9

Eagle View of Subject Site Looking North Into Subject Parcel (aerial image dated March 1, 2025).
Zoning District Map
Page 6 of 9

Zoning District Standards:
18. The following table is included to illustrate and contrast the standards for the underlying zoning
district with those proposed by the owner (proposed changes to standards are indicated in bold).
Development Standard Rural-43 Proposed with
Zoning Variance
District
Min. Front Yard Setback (residence to west property line) 40-feet 17-feet
Min. Front Yard Setback (residence to east property line) 40-feet 40-feet
Min. Side Yard Setback (residence to north property line) 20-feet 20-feet
Min. Side Yard Setback (residence to south property line) 20-feet 20-feet
Maximum Height 35-feet 35-feet
Minimum Lot Area 43,560-sq. ft. 94,467-sq. ft.
Minimum Lot Width 145-feet 330-feet
Maximum Lot Coverage 25% <25%
State Statute / County Zoning Ordinance Tests - ARS § 11-816.B.2 and MCZO Article 302.2.2 state that
the Board of Adjustment may, “Allow a Variance from the terms of the Ordinance when, owing to a
peculiar condition of the land that is not self-created in the line of title, a strict interpretation of the
Ordinance creates an unnecessary hardship, as long as in granting such Variance the general intent and
purposes of the Zoning Ordinance will be preserved.”
19. Statutory Test 1 – Does the applicant’s property contain any peculiar condition – Discuss and
explain the peculiar conditions facing the property and include reference to the Maricopa County
Zoning Ordinance Regulations or Development Standards to be varied.
“Parcel 211-73-084C comprises a rectangular lot oriented in a north-south direction, bordered by a
substantial wash along the eastern boundary. The current residence is positioned in the northern
part of the lot, set back 40 feet from both the west and east property lines as well as the northern
boundary. Unfortunately, during the subdivision of this lot, the west property line was designated
as the “front” of the property for the purpose of easement access, resulting in a 40-foot front
setback from the west side.
“The home faces south, with the backyard oriented towards the north. This determination of the
west property line as the front has imposed a hardship, as it has effectively established a 40-foot
setback on the west side of our residence, alongside the existing wash on the east side.
Consequently, this restriction limits our ability to construct an addition to the west side of our home,
where we wish to build a garage and a Casita for our grandparents’ accommodation.”
20. Statutory Test 2 – Does applying the requirements of the Ordinance to the applicant’s property
create an Unnecessary Hardship – Explain how the peculiar condition identified in #1 causes an
unnecessary hardship to the property when the requirements of the Maricopa County Zoning
Ordinance are applied. Explain how the peculiar condition of the property came to be and whether
the condition was created by the applicant or someone in the property’s line of title. Explain the
proposed use of the property with the variance request. Identify and explain all peculiar conditions
on your property in regard to the following areas: slope, narrowness, shallowness, irregular shape,
location, washes, vegetation, and easements, etc. Explain how enforcement of the Zoning
Regulations or Development Standards would impose a hardship on the property.
Page 7 of 9

“Maricopa County’s classification of the west property line as the “front” boundary enforces a 40-
foot setback requirement. This rule creates an unreasonable hardship, as it prohibits the
construction of any structures within the front setback area, which corresponds to the west side of
the existing home and side yard. As a result, we are unable to develop our intended additional
garage or casita in this space. Moreover, the east side of the home is constrained by a large wash
and existing buildings, providing insufficient space for any further construction.”
21. Statutory Test 3 – General Intent and Purpose of the Zoning Ordinance – Discuss the purpose
of the zoning requirement from which the variance is being sought. Then, discuss and explain
how, provided statutory tests #1 and #2 are satisfied, the granting of the requested variance
would preserve the general intent and purpose of the Zoning Ordinance.
“Approving this variance would have no adverse effect on the overall intent of the zoning
regulations, as the existing home is oriented north and south. The area designated for our proposed
construction, albeit classified as a front setback, is essentially the side of the residence, which is
generally regarded as a side setback. Furthermore, the neighboring residents have communicated
with one another and reached a consensus regarding our plans, indicating that there would be no
objections within the community to our construction in this location.”
Findings:
22. The applicant has the burden of proving to the Board that, in accordance with the standard set
forth in ARS §11-816.B.2 and MCZO Article 302.2.2, the property requires a variance. To grant the
relief, the applicant must prove, and the Board must find and identify, a physical condition of the
applicant’s property that is peculiar and not common to the area or the universe of the zoning
district. Also, any such peculiarity must not have been created either by the applicant or anyone
in the chain of title. If the Board determines that there is no such peculiar physical condition, its
inquiry stops, and the application must be denied.
If the Board identifies a peculiar physical condition of the applicant’s property which is not self-
imposed, then the applicant must prove, and the Board must find and identify, an unnecessary
hardship imposed upon the property due to the strict application of the requirements of the zoning
ordinance which the applicant wishes to have varied such that there is no viable use of the
property without the variance.
If the Board identifies a peculiar physical condition of the property which is not self-imposed, and
that in applying the requirements of the zoning ordinance to the property, because of the peculiar
physical condition, an unnecessary hardship exists, the applicant must prove, and the Board must
find and identify, how the granting of the variance will preserve the general intent and purpose of
the zoning ordinance.
In order to approve the variance the Board must make findings and articulate them in motion
memorializing the above.
23. Based upon what the applicant has submitted and the staff analysis in this report, staff offers the
following observations the Board may consider in its findings:
 There is floodway covering the eastern half of the lot that pushes pragmatic development
of the lot westward.
 The lot does not have a typical street frontage along the length of a front lot line. Rather,
the west lot line is the front of the lot because an access easement abuts and terminates
at a single point midway along the west lot line.
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 Although the above may be considered peculiar conditions, they have not worked to inhibit
reasonable development of the property. The lot is already developed with a single-family
residence, thus fulfilling the general intent and purpose of the Zoning Ordinance.
24. And further, if the Board finds the applicant has satisfied the statutory test, and has stated its
findings on the record, the grant of this variance will memorialize the following:
a) Variance approval establishes a minimum 17’ west (front) setback line for APN 211-73-
084D.
Presented by: Nick Schlimm, Planner
Reviewed by: Darren V. Gérard, AICP, Planning Manager
Attachments: Case Map (1 page)
Application / Supplemental Questionnaire (4 pages)
Site Plan (5 pages)
Page 9 of 9

Application Name: Luca setback variance
Legal Description
6N-3E-20
Applicant Applicant Phone/Email
Nathan Wayne 6026777849
Case Address Parcel Primary:211-73-084D BA250048
40115 N 3RD ST PHOENIX, AZ 85086
PHOENIX, AZ 85086
Generated October 6, 2026 4:28 PM Gross Acres: 2 approx. Map scale 1:823
Supervisor District No.3
Residential Setback Reduction
Maricopa County Planning & Development - Phoenix, AZ

211-73-084D




REVISIONS
SCOPE OF WORK:
Johnson Building Design LLC. has been employed
CONSTRUCT NEW GARAGE/ CASITA ADDITION to specifications draft these plans and instructions in accordance provided with certain by the
customer. Adaptation of these plans to comply
with local city, county, or state building codes
and regulations, as well as consideration of
site - specific conditions are the responsibility
of the customer and/or contractor. Further,
the customer and/or the building contractor
must verify all dimensions, details, and
specifications for accuracy and omissions.
Liability is limited to the fees paid here under.
SHEET INDEX:
C-1 COVER SHEET/ SITE PLAN
A-1 FLOORPLAN
A-1A EXISTING FLOORPLAN
A-2 FOUNDATION
D-1 FOUNDATION DETAILS
A-3 ROOF / FRAMING 602-312-5907
D-2 FRAMING DETAILS
A-4 SHEAR WALL
A-5 SECTIONS
A-6 ELEVATIONS Design
A-7 MECHANICAL / PLUMBING Building
Johnson
JohnsonDesignAZ@gmail.com
GENERAL CONSTRUCTION
1. TO COMPLY WITH APPLICABLE CODES. STUCCO
2. THE CONTRACTOR SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS AND CONDITIONS.
THIS DESIGNER'S OFFICE MUST BE NOTIFIED IN WRITING OF ANY VARIATIONS AND DISCREPANCIES 1. TO COMPLY WITH APPLICABLE CODES.
FOR RESOLUTION PRIOR TO CONSTRUCTION. THESE DRAWINGS ARE NOT FINAL UNTIL APPROVED BY 2. 3/8" FIBERGLASS REINFORCED STUCCO ON WIRE LATH ON 1/2" E.P.S. BOARD, OVER 2
THE APPROPRIATE GOVERNING BUILDING DEPARTMENT, UNDER NO CIRCUMSTANCES SHALL LAYERS OF GRADE "D" KRAFT PAPER, OR 1 LAYER OF TYPE 15 FELT OVER STUDS OR
DRAWINGS BE USED WHICH ARE NOT APPROVED BY THE APPROPRIATE GOVERNING BUILDING PLYWOOD SHEATHING.
DEPARTMENT. IT IS THE RESPONSIBILITY OF THE BUILDERS/ CONTRACTORS TO VERIFY THAT ALL 3. PROVIDE CONTINUOUS 26 GAUGE CORROSION RESISTANT WEEP SCREED WITH A
TRADES ARE SUPPLIED WITH PROPERLY APPROVED CONSTRUCTION DOCUMENTS FOR ALL MINIMUM VERTICAL ATTACHMENT FLANGE OF 3" AT A MINIMUM 0F 3/4" BELOW THE
CONSTRUCTION RELATED PURPOSES. FOUNDATION PLATE LINE OF ALL EXTERIOR STUD WALLS AND A MINIMUM OF 6" ABOVE
GRADE OR 2" ABOVE ADJACENT WALKS, DRIVES, AND PATIO SURFACES.
4. GABLE ENDS ADJACENT TO ATTIC AREAS TO BE STUCCO OVER 1/2" A.I.S. BOARD, ABOVE
CEILING LINES IN LIEU OF FOAM APPLICATION. SET GABLE END TRUSS 1/2" OVER WALL BELOW.
CONCRETE 5. STUCCO TEXTURE: FINE SAND FLOAT FINISH.
6. OUTSIDE CORNERS: 3 " RADIUS PER DETAILS.
1. FOUNDATIONS TO COMPLY WITH APPLICABLE CODES 7. LATH: 1" X 20 GAUGE METAL LATH.
2. CONCRETE TO HAVE MINIMUM STRENGTH OF 2500 P.S.I. 8. SEE ELEVATIONS FOR STUCCO SPECS
3. WOOD FRAMED WALLS SHALL BE ATTACHED TO CONCRETE PER FOUNDATION PLAN. 9. CAULKING: CAULK ALL WINDOW AND DOOR OPENINGS WHERE STUCCO BUTS FRAMING.
4. PROVIDED CONTROL JOINTS AT ALL EXTERIOR CONCRETE SLABS AS FOLLOWS: 10. ALL CONNECTIONS OF DISSIMILAR MATERIALS, CONSTRUCTION JOINTS, AND EXPANSION
A. WALKS - 6'-0" O.C. MAXIMUM JOINTS SHALL BE THOROUGHLY CLEANED AND PREPARED FOR APPLICATION OF PRESSURE
B. PATIOS - 8'-0" X 12'-0" MAXIMUM UNINTERRUPTED SLAB. APPLIED WATERPROOFING SEALANT.
C. DRIVES - 8'-0" X 12'-0" MAXIMUM UNINTERRUPTED SLAB. 11. EXTERIOR SEALANT SHALL BE SINGLE OR TWO PART, CLASS A SELF LEVELING OR
5. SLOPE OF LANDING AT DOORS AND PATIOS SHALL BE A MINIMUM OF 1/8" PER FOOT AND A GUN GRADE (HORIZONTAL APPLICATIONS), OR TWO PART, CLASS B NON-SAG (VERTICAL
MAXIMUM OF 1/4" PER FOOT. APPLICATIONS) NON STAINING ACRYLIC POLYMER AND / OR POLYURETHANE SEALANT
6. PROVIDE AND INSTALL TERMITE TREATMENT IN ALL AREAS TO RECEIVE NEW WHICH CURES AT AMBIENT TEMPERATURE. SEAL ALL JOINTS TO PROVIDE A POSITIVE
CONCRETE SLABS. PROPERLY PRE-TREAT AND POISON SOILS TO PROVIDE A CHEMICAL BARRIER AGAINST PENETRATION OF MOISTURE, DUST, AND AIR. PROVIDE A POSITIVE
BARRIER FOR THE PURPOSE OF PROTECTING THE BUILDING STRUCTURE AND ITS BARRIER MATERIAL AT JOINTS WIDTHS EXCEEDING 5/8" OR AS SPECIFIED BY SEALANT APPLICABLE CODES
CONTENTS AGAINST ATTACK BY SUBTERRANEAN TERMITES. MANUFACTURER, INSTALL ALL SEALANTS AND BACKING AS RECOMMENDED BY
7. REFER TO FOUNDATION PLAN FOR FURTHER NOTES. MANUFACTURER TOOL ALL JOINTS SMOOTH AND NEAT. CLEAN COMPLETELY ANY INTERNATIONAL RESIDENTIAL CODE (IRC) - 2018
EXCESSIVE SEALANT. INTERNATIONAL BUILDING CODE (IBC) - 2018
NATIONAL ELECTRIC CODE (NEC) - 2017
INTERNATIONAL PLUMBING CODE (IPC) - 2018
FRAMING INTERNATIONAL FUEL GAS CODE (IFGC) - 2018
INTERNATIONAL MECHANICAL CODE (IMC) - 2018
1. TO COMPLY WITH APPLICABLE CODES. SEE ROOF PLAN, FRAMING DETAILS, AND SECTIONS
FOR FURTHER DETAILS. DRYWALL INTERNATIONAL ENERGY CONSERVATION CODE (IECC) - 2018
2. ALL BOTTOM PLATES TO BE DOUGLAS FIR PRESSURE TREATED OR BETTER.
3. DIMENSIONAL LUMBER: COMPLY WITH CURRENT IRC. 1. TO COMPLY WITH APPLICABLE CODES.
4. PREFABRICATED WOOD TRUSSES: REFER TO TRUSS MANUFACTURER CALCULATIONS. GLUE 2. TYPICAL INTERIOR SUBSTRATE SHALL BE 1/2" GYPSUM BOARD UNLESS
LAMINATED BEAMS (G.L.B.) REFER TO FRAMING NOTES. OTHERWISE NOTED.
5. FIRE BLOCKING: FIRE BLOCKS MAY BE NOMINAL 2X4 LUMBER, GYPSUM BOARD, CEMENT FIBERBOARD, 3. PROVIDE 5/8" TYPE "X" RATED FIRE-RATED GYPSUM BOARD AT GARAGE
MINERAL OF GLASS FIBER BATTS OR BLANKETS, OR OTHER APPROVED MATERIAL INSTALLED IN CEILING(S), AT ALL GARAGE WALLS COMMON TO THE HOUSE INTERIOR
SUCH A MANNER AS TO REMAIN SECURELY IN PLACE. SPACES, AND AT ALL WALLS SUPPORTING FRAMING FOR FIRE RATED 85086
A. PROVIDE AT CONCEALED SPACES OF STUD WALLS AND PARTITIONS INCLUDING FURRED CEILINGS. REFER TO PLANS FOR ADDITIONAL FIRE RATING REQUIREMENTS. 2018 IECC - NEW AND/OR REMODELED BUILDING ENVELOPE AREAS SHALL COMPLY WITH THE ST
SPACES AT THE CEILING AND FLOOR LEVELS AND AT MAXIMUM 10' INTERVALS BOTH VERTICAL 4. PROVIDE WATER RESISTANT INTERIOR GYPSUM BOARD AT ALL "WET AREAS." FOLLOWING: FENESTATION = 0.40 MAX U-FACTOR, 0.25 MAX SHGC. MIN. R-13 @ FRAME WALLS
AND HORIZONTAL. 5. WATER RESISTIVE GYPSUM BOARD SHALL NOT BE USED IN THE FOLLOWING AND FLOORS, R-6 @ MASS WALL, R-38 @ CEILINGS. DUCT INSULATION LOCATED OUTSIDE THE AZ,
B. PROVIDE AT ALL INTERCONNECTIONS BETWEEN CONCEALED VERTICAL AND HORIZONTAL CONDITIONS: BUILDING ENVELOPE REQUIRES MINIMUM R-8 AND R-6 WHEN LOCATED IN FLOOR JOISTS. 3RD
SPACES SUCH AS SOFFITS, DROPPED CEILINGS, AND COVE DETAILS. A. OVER A VAPOR BARRIER. MINIMIZE AIR LEAKAGE PER IECC 402.4. APN:211-73-084C
C. PROVIDE AT CONCEALED SPACES BETWEEN STAIR STRINGERS AT THE TOP AND BOTTOM B. AREAS SUBJECT TO CONTINUOUS HIGH HUMIDITY, I.E. SAUNAS AND STEAM ROOMS. N
OF THE RUN BETWEEN STUDS ALONG AND IN LINE WIT THE RUN OF THE STAIRS, IF THE C. WHERE CEILING FRAMING EXCEEDS 12" O.C. PHOENIX
WALLS UNDER THE STAIRS ARE UNFINISHED. 6. SHOWER WALLS TO BE FINISHED WITH MOISTURE RESISTANT SHEET ROCK AND CERAMIC 40115
D. PROVIDE AT OPENINGS AROUND VENTS, PIPES, DUCTS, CHIMNEYS, FIREPLACES, AND SIMILAR TILE (OR EQUAL) TO A MINIMUM HEIGHT OF 72" ABOVE F.F., UNLESS MUD SET TILE
OPENINGS WHICH AFFORD A PASSAGE FOR THE FIRE AT CEILING AND FLOOR LEVELS, USE APPLICATION IS USED. REFER TO MATERIALS FOR THIS SPECIFICATION. IRC307.2
NON-COMBUSTIBLE MATERIALS. PLACE ENERGY CERTIFICATE INSIDE MAIN PANEL
E. PROVIDE AT OPENINGS BETWEEN ATTIC SPACES AND CHIMNEY CHASES FOR FACTORY BUILT ELECTRICAL BEFORE FINAL INSPECTION. COMPLETE ALL DRAWN BY:
FIREPLACES. INFORMATION ON STAMP. ----
1. TO COMPLY WITH APPLICABLE CODES. SEE ELECTRICAL SHEET.
F. WALLS HAVING PARALLEL OF STAGGERED STUDS FOR SOUND CONTROL SHALL HAVE FIRE DATE:
Energy Efficiency Certificate ----
BLOCKS OF MINERAL FIBER OR GLASS FIBER OR OTHER APPROVED NON-RIGID MATERIAL.
G. THE INTEGRITY OF ALL FIRE BLOCKING AND DRAFT STOPS SHALL BE MAINTAINED. ADDRESS MARKINGS: Address: CHECKED: ----
H. FIRE BLOCK THE INTERSECTION OF VERTICAL COLUMN AND HORIZONTAL WALL/ ROOF SPACE 1. AN ADDRESS NUMBER IS TO BE DISPLAYED IN A PROMINENT MANNER SO IT IS VISIBLE FROM THE R Value (insulation):
DATE:
WITH 1/2" GYPSUM BOARD. STREET CURB BY EMERGENCY VEHICLES. PER R321 AS AMENDED. Ceiling______ Walls______ Attic ducts_______ -
6. PROVIDE SOLID BLOCKING AT TOILET PAPER HOLDER, TOWEL BAR LOCATION, AND OTHER WALL U Factor (fenestration): Solar Heat Gain Coefficient JOB NUMBER:
MOUNTED FIXTURES AND CABINETRY. (SHGC/fenestration): ----
7. PROVIDE 22" X 30" ATTIC ACCESS WHERE LOCATED ON PLANS. CONTRACTOR TO VERIFY LOCATION SCALE:
WITH ARCHITECT PRIOR TO CONSTRUCTION. PROVIDED 22 1/2" X 32" ACCESS INTO ATTIC SPACES Type/Efficiency(heating, cooling & service water heatng) 1/4" = 1'-0"
WHERE AIR HANDLER IS LOCATED. HVAC seer-_____/hspf-_____ Water Heater type:_________ SHEET NUMBER:
8. AT ROOF LOCATIONS WHERE OVER FRAMING OCCURS WITH PLYWOOD AT BOTH ROOF PLANES, Gas Furnace afue-___________
THE PLYWOOD AT THE LOWER PLANE IS REQUIRED FULLY. PROVIDE 12" SQUARE OPENINGS THROUGH Builder/Designer: Date: C-1
PLYWOOD BETWEEN LOW TRUSSES TO FACILITATE CROSS VENTILATION.
COVER SHEET

REVISIONS
Johnson Building Design LLC. has been employed
to draft these plans in accordance with certain
specifications and instructions provided by the
customer. Adaptation of these plans to comply
with local city, county, or state building codes
and regulations, as well as consideration of
site - specific conditions are the responsibility
of the customer and/or contractor. Further,
the customer and/or the building contractor
must verify all dimensions, details, and
specifications for accuracy and omissions.
Liability is limited to the fees paid here under.
PATIO
10' CEILING
602-312-5907
PATIO
4030XO 10' CEILING
Design
5040XO
Building
FIREPLACE 2668
PATIO
10' CEILING
Johnson
5030XO
DINING ROOM
10' CEILING JohnsonDesignAZ@gmail.com
MASTER BEDROOM
6070SGD 5040XO 10' CEILING AREA CALCULATIONS
LIVABLE: 2,684 SQ. FT.
FIREPLACE
BACK PATIO: 639 SQ. FT.
FRONT PATIO: 72 SQ. FT.
DOWN UP
LIVING ROOM GARAGE: 493 SQ. FT.
4040XO
12' CEILING
2668
24'-11" GARAGE ADDITION: 945 SQ. FT.
2668
CASITA ADDITION: 963 SQ. FT.
10'-0" PATIO 10'-0" PATIO
9' CEILING 9' CEILING
D.W. GARAGE PATIO: 244 SQ. FT.
CASITA PATIO: 249 SQ. FT.
24'-51
2"
4030XO 6070SGD DOUBLE TOTAL:
6,289 SQ. FT.
OVEN
3080
D.W.
4040FX
24'-0" 2020FX
KITCHEN
10' CEILING 4068
1250 1250 2668
2668
LIVING ROOM 2" ENTRY CLOSET
KITCHEN 9'-0" CEILING 15'-31 2468 10' CEILING 2020 BATHROOM 10' CEILING
9'-0" CEILING PANTRY 10' CEILING
10' CEILING
3268
WINDOW TO BE
REMOVED 4268
LAUNDRY
2020FX 10' CEILING
3020XO
3268
2668
W.H.
BATHROOM
10' CEILING BEDROOM 1 4040XO
11'-51 8'-01 10' CEILING
2" 2"
COURTYARD
10' CEILING
2" LAUNDRY/PANTRY 2020FX 37'-9" GARAGE
3060SH 6'-81
9'-0" CEILING 10'-0" CEILING
2668
10'-6" 2068 2068
BATHROOM
9'-0" CEILING
2868 CLOSET CLOSET
CLOSET 10' CEILING 10' CEILING
2868 10' CEILING
4040XO 2068 2068
2668
2868 2-CAR GARAGE
10' CEILING
2868 2020FX
4040XO
BEDROOM 2 85086
GUEST BEDROOM 10' CEILING
6050XO 15'-0" 9'-0" CEILING BEDROOM 3
10' CEILING ST
CLOSET 2"
9'-0" CEILING
11'-41
AZ,
2668 3RD
CLOSET APN:211-73-084C
2020FX 10' CEILING
2668 N
8'-01 24'-0"
15'-8" 2" 2668 2668 2668
PHOENIX
18070GD
3060SH 3060SH 3060SH 40115
24'-11"
24'-11"
4040XO BEDROOM 4
10' CEILING
DRAWN BY:
----
DATE:
----
4040XO CHECKED:
----
4040XO DATE:
JOB NUMBER:
----
SCALE:
3/16" = 1'-0"
SHEET NUMBER:
A-1
FLOORPLAN

REVISIONS
Johnson Building Design LLC. has been employed
to draft these plans in accordance with certain
specifications and instructions provided by the
customer. Adaptation of these plans to comply
with local city, county, or state building codes
and regulations, as well as consideration of
site - specific conditions are the responsibility
of the customer and/or contractor. Further,
the customer and/or the building contractor
must verify all dimensions, details, and
specifications for accuracy and omissions.
Liability is limited to the fees paid here under.
PATIO
10' CEILING
602-312-5907
PATIO
4030XO 10' CEILING
5040XO Design
FIREPLACE 2668 Building
PATIO
10' CEILING
Johnson
5030XO
DINING ROOM
10' CEILING
JohnsonDesignAZ@gmail.com
MASTER BEDROOM
6070SGD 5040XO 10' CEILING AREA CALCULATIONS
LIVABLE: 2,684 SQ. FT.
FIREPLACE
BACK PATIO: 639 SQ. FT.
FRONT PATIO: 72 SQ. FT.
LIVING ROOM GARAGE: 493 SQ. FT.
4040XO
12' CEILING
2668
GARAGE ADDITION: 945 SQ. FT.
2668
CASITA ADDITION: 963 SQ. FT.
D.W. GARAGE PATIO: 244 SQ. FT.
CASITA PATIO: 249 SQ. FT.
DOUBLE TOTAL: 6,289 SQ. FT.
OVEN
4040FX
KITCHEN
10' CEILING 4068
1250 1250 2668
2668
ENTRY CLOSET
2468 10' CEILING 2020 BATHROOM 10' CEILING
PANTRY 10' CEILING
10' CEILING
3268
4268
LAUNDRY
10' CEILING
3020XO
3268
2668
W.H.
BATHROOM
10' CEILING BEDROOM 1 4040XO
10' CEILING
COURTYARD
10' CEILING
2668
2068 2068
CLOSET CLOSET
CLOSET 10' CEILING 10' CEILING
10' CEILING
4040XO 2068 2068
2668
2-CAR GARAGE
10' CEILING
4040XO
BEDROOM 2
10' CEILING 85086
BEDROOM 3
10' CEILING
ST
AZ,
2668
3RD
CLOSET
10' CEILING APN:211-73-084C
2668
N
2668 2668 2668
PHOENIX
40115
4040XO BEDROOM 4
10' CEILING
DRAWN BY:
----
DATE:
----
4040XO
CHECKED:
----
4040XO
DATE:
JOB NUMBER:
----
SCALE:
3/16" = 1'-0"
SHEET NUMBER:
A-1A
EXISTING
FLOORPLAN

REVISIONS
TOP PLATE
Johnson Building Design LLC. has been employed
to draft these plans in accordance with certain
specifications and instructions provided by the
customer. Adaptation of these plans to comply
with local city, county, or state building codes
and regulations, as well as consideration of
site - specific conditions are the responsibility
of the customer and/or contractor. Further,
the customer and/or the building contractor
must verify all dimensions, details, and
specifications for accuracy and omissions.
Liability is limited to the fees paid here under.
25'-0"
21'-0" 17'-0"
TOP PLATE
19'-0"
14'-0"
16'-0"
7'-0" 7'-0"
10'-0"
602-312-5907
7'-0" 7'-0"
Design
Building
FRONT ELEVATION
Johnson
JohnsonDesignAZ@gmail.com
23'-0"
17'-0"
7'-0"
LEFT ELEVATION
7'-0"
25'-0"
20'-0"
9'-0"
7'-0"
85086
BACK ELEVATION ST
AZ,
3RD
APN:211-73-084C
N
PHOENIX
40115
8'-0"
DRAWN BY:
----
DATE:
----
25'-0" 25'-0"
CHECKED:
----
19'-0" DATE:
14'-0"
JOB NUMBER:
4'-0" ----
12'-0"
SCALE:
3/16" = 1'-0"
9'-0"
8'-0"
SHEET NUMBER:
A-5
RIGHT ELEVATION ELEVATIONS

REVISIONS
SCOPE OF WORK:
REMODEL
STATE TRUST LAND
Johnson Building Design LLC. has been employed
to draft these plans in accordance with certain
specifications and instructions provided by the
customer. Adaptation of these plans to comply
with local city, county, or state building codes
and regulations, as well as consideration of
site - specific conditions are the responsibility
of the customer and/or contractor. Further,
131' the customer and/or the building contractor
5 FT BLOCKWALL must verify all dimensions, details, and
specifications for accuracy and omissions.
Liability is limited to the fees paid here under.
SHADE
COVERING
48'-10.80" POOL
65'-10.80"
602-312-5907
53'-2.32"
PATIO 17'
BLOCKWALL Design
HOUSE Building
HOUSE
FT
5 17'-7.70" 24'-5.50" Johnson
29'-6.00"
5 FT BLOCKWALL
PATIO HOUSE JohnsonDesignAZ@gmail.com
13'-7.20"
20' SHED 10'-4.80"
211-73-084B APPLICABLE CODES
SINGLE FAMILY GARAGE/CASITA HOUSE PATIO
ADDITION INTERNATIONAL RESIDENTIAL CODE (IRC) - 2018
48'-8.00" SEPTIC INTERNATIONAL BUILDING CODE (IBC) - 2018
TO BE NATIONAL ELECTRIC CODE (NEC) - 2017
MOVED
INTERNATIONAL PLUMBING CODE (IPC) - 2018
DETACHED 43'
GARAGE SHADE INTERNATIONAL FUEL GAS CODE (IFGC) - 2018
ELEC COVERING
INTERNATIONAL MECHANICAL CODE (IMC) - 2018
HOUSE
INTERNATIONAL ENERGY CONSERVATION CODE (IECC) - 2018
45'-2.50" INTERNATIONAL FIRE CODE (IFC) - 2018
INTERNATIONAL EXISTING BUILDING CODE (IEBC) - 2018
NEW
SEPTIC
53'-3.00"
GRAVEL
DRIVEWAY
GRAVEL
DRAINFIELD DRIVEWAY
DRAINFIELD
334' DRAINFIELD 334'
GRAVEL
DRIVEWAY
23'
SCALE: 1" =20'-0"
FENCE
SHED
HORSE
GRAVEL FT 16'
5 FT DRIVEWAY 5 211-73-069A
HORSE
FENCE
219'-5.20"
209'-1.20"
211-73-083 85086
SINGLE FAMILY FENCE HORSE CORRAL FENCE
ST
HORSE HORSE AZ,
3RD
FT FT
5 5 PLAN: APN:211-73-084C
N
PHOENIX
SITE 40115
DRAWN BY:
----
DATE:
----
CHECKED:
----
5 FT HORSE FENCE DATE:
131' -
211-73-017E JOB NUMBER:
SINGLE FAMILY ----
SCALE:
SHEET NUMBER:
S-1
COVER / SITE