07. BA250023 BOA Staff Report
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Report to the Board of Adjustment Prepared by the Maricopa County Planning and Development Department Case: BA250023 –Ploeger Property Hearing Date: May 15, 2025 Supervisor District: 3 ____________________________________________________________________________________________ Applicant: Matt Ducharme Property Owner: Gene Ploeger Request: Variance to the development standard of the Maricopa County Zoning Ordinance to permit: 1) A rear-yard setback of 12’ where 21’ is the minimum permitted in the R1- 18 RUPD zoning district per case Z2000098 Site Location: APN 203-40-914 @ 2636 W. Shinnecock Way – Shinnecock Way & Princeville Dr., in the Anthem area Site Size: 12,717 sq. ft. Current Use / Zoning: Single family residence / R1-18 RUPD Background: 1. September 9, 2005: Recording date of subdivision plat S2001040 ‘Anthem Country Club Unit 18’ subject parcel created as lot #26. 2. July 3, 2006: Permit B200516888 receives final inspection for primary residence. 3. May 3, 2007: Permit B200613372 receives final inspection for pool. 4. May 30, 2017: Current owners acquire property under warranty deed 20170390057. 5. February 25, 2019: HOA approves patio addition. 6. May 2019: Property owners hire contractor to construct patio addition. Patio addition appears in aerial photos at the rear of the residence within the required 21’ rear yard setback. No violation is reported for the unpermitted addition. 7. January 6, 2025: Applicant applies for BLDR2500099 for under-roof alteration. The alteration area includes a portion of the unpermitted patio addition. Zoning clearance for the alteration is denied due to the unpermitted addition encroaching the rear yard setback. 8. April 4, 2025: Application date for subject variance application. Page 2 of 8 Existing On-Site and Surrounding Zoning/Land Use: 9. On-site: R1-18 RUPD / Single-family residence North: R1-18 RUPD / Single-family residence South: R1-18 RUPD / Landscape tract then Single-family residence East: Shinnecock Way then R1-18 RUPD / Landscape Tract then Single-family residence West: Landscape tract / Vacant Variance Request: 10. The applicant is requesting a variance for a reduced rear yard setback for a non-permitted, as- built patio roof addition. The variance is required to achieve zoning clearance for a current permit for under roof alterations within the footprint of the non-permitted addition. 2018 Aerial Image prior to addition 2019 Aerial Image showing the unpermitted addition Page 3 of 8 Excerpt from proposed site plan Site Analysis: 11. The site is a typical single family residential lot developed as part of Anthem Unit 18B. The RUPD for Anthem Unit 18B, approved under Z2000098, requires a 21’ rear yard setback. Because the area of the proposed alteration involves the unpermitted construction, it is in the best interest for safety to include the as-built patio addition with the alteration permit to ensure safety and compliance with building codes. However, the reason for the variance is unwarranted as the non- permitted addition is considered by staff to be a self-imposed hardship where the appropriate avenue for compliance would be to reduce the addition to meet the setback established for the subdivision in the pending permit for the interior alteration. Page 4 of 8 2025 Oblique Aerial view of the subject site & as-built patio addition Page 5 of 8 Aerial image surrounding environs Page 6 of 8 Zoning District map Zoning District Standards: 12. The following table is included to illustrate and contrast the standards for the underlying zoning district with those proposed by the owner (Note: changes to proposed standards are indicated in bold). Standard R1-18 RUPD Zoning District Proposed with Variance Min. Front Yard Setback (west) 20-feet n/a Min. Rear Yard Setback (east) 21-feet 12-feet Min. Side Yard Setback (south) 7-feet n/a Min. Street Side Setback (north) 10.5-feet n/a Maximum Height 39-feet n/a Minimum Lot Area 18,000-sq. ft. n/a Minimum Lot Width 84-feet n/a Max. Lot Coverage 50% n/a Note: Standards indicated in bold do not meet base zoning standards Page 7 of 8 State Statute / County Zoning Ordinance Tests - ARS § 11-816.B.2 and MCZO Article 303.2.2 states the Board of Adjustment may, “Allow a variance from the terms of the ordinance if, owing to peculiar conditions, a strict interpretation would work an unnecessary hardship and if in granting the variance the general intent and purposes of the zoning ordinance will be preserved.” 13. Statutory Test -1 Does the applicant’s property contain any peculiar condition– Discuss and explain what is/are the peculiar conditions facing the property and include reference to the Maricopa County Zoning Ordinance Regulations or Development Standards to be varied. “In May 2019, the Ploegers hired a contractor (Prestige Landscapes) to construct a patio roof extension. This extension provides shade during the early and mid-afternoon hours, enhancing the usability of their outdoor space. Additionally, the extended roof offers increased shade on a portion of the west-facing glass of the patio area, which helps reduce heat transfer into the home and lowers energy demands, making the residence more energy-efficient and comfortable. The current zoning setback on the west side of the property does not permit structures to be built this close to the property line. However, there is a wash/open space behind the residence, not development with additional housing. Given the narrow nature of their backyard, the Ploegers are requesting that consideration be given to allow the roof structure to remain in place. It adds significant value to the property, both in terms of increased usability and comfort, as well as the economic benefit of reduced energy costs. The Ploegers also believe that the structure does not negatively impact the surrounding community. It is fully obscured from view from the street and does not obstruct the sightlines of neighboring properties in any direction.“ 14. 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 that 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. “The Ploegers hired a contractor, Prestige Landscapes, to complete this work as part of a broader exterior landscape upgrade. The contractor obtained approval from the Homeowners’ Association (HOA) for the project; however, they did not file for a permit with Maricopa County, a fact that was unbeknownst to the Ploegers. MGD builders was also unaware that the patio structure had been constructed without a permit. In the summer of 2020, we obtained a permit for the installation of a large door to replace the back patio sliders, and completed the work without issue. At the time, the structure was already in place, and there were no objections raised during the permitting process. MGD Builders assumed that the work had been properly executed, based on the Ploegers’ assurance and the fact that Maricopa County had not raised any concerns during the process. While the Ploegers have no intention of circumventing municipal regulations, they now find themselves with an unpermitted structure on their property. Believing in good faith that the appropriate authorities had granted permission for the structure and that its continued existence does not pose a risk to the surrounding neighborhood, the Ploegers respectfully request that a variance be granted to allow the structure to remain in place.” 15. 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. Page 8 of 8 “It is believed that the patio extensions does not pose any threat to the surrounding area that the zoning ordinance is intended to protect. The structure consists of a wood-framed patio rood with a glulam beam spanning between two masonry columns. The majority of the framed structure is wrapped in stucco, with the only exposed combustible material being the T&G ceiling finish. Given that the structure is nearly centered on the lot and there are no neighboring residences behind it, it does not appear to pose any fire or safety risks to the surrounding area.” Findings: 16. 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 303.2.2, 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. 17. Based upon what the applicant has submitted and the staff analysis in this report, staff offers the following positive and/or negative observations the Board may consider in its findings: After reviewing the submission, Staff is unable to identify a peculiar condition of the property that warrants a variance. Nothing prevents the reasonable development of the site as the site is already developed with a single-family residence. The request for variance is inappropriate and the as-built should be altered to meet the setback for the subdivision in the pending alteration permit. 18. 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 12’ (west) rear-yard setback line for APN 203-40-914. Presented by: Daniel Johnson Reviewed by: Darren V. Gérard, AICP, Planning Manager Attachments: Case Map (1 page) Application / Supplemental Questionnaire (2 pages) Site Plan (1 page) Anthem HOA approval (1 page) / Maricopa County Planning & Development - Phoenix, AZ 3 Gross Acres: 0 approx. Generated April 24, 2025 11:25 PM BA250023 Application Name: Legal Description Ploeger Residence Applicant Case Address 6N 2E 13 Matthew Ducharme 2636 W SHINNECOCK WAY Applicant Phone/Email Parcel Primary:203-40-914 (602) 703-1757 matt@mgdbuildersaz.com PHOENIX, AZ 85086 Map scale 1:388 Supervisor District No. Request for patio roof extension on the west side of the existing home. BA250023 RCVD 4/3/25 Planning & Development Department 301 W. Jefferson St., Suite 170 Phoenix, Arizona 85003 P: 602.506.3301 Variance Application Packet VARIANCE SUPPLEMENTAL QUESTIONNAIRE ARS §11-816 B.2 The Board of Adjustment may allow a variance from the terms of the ordinance when, owing to peculiar conditions, a strict interpretation would work an unnecessary hardship, if in granting such variance the general intent and purposes of the zoning ordinance will be preserved. 1. Please discuss and explain what is/are the peculiar condition(s) facing the property and include reference to the Maricopa County Zoning Ordinance Regulation(s) or Development Standard(s) to be varied. 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 Regulation(s) or Development Standard(s) would impose a hardship on the property. 2. Please explain the unnecessary hardship the Maricopa County Zoning Ordinance creates because of a peculiar condition/the peculiar conditions on site. Please discuss and explain that the peculiar condition of the property is not self-created in the line of title. BA250023 RCVD 4/3/25 Planning & Development Department 301 W. Jefferson St., Suite 170 Phoenix, Arizona 85003 P: 602.506.3301 3. Please discuss and explain how the granting of the requested variance would not cause a negative impact on the general intent and purpose of the Zoning Ordinance. *Additional sheets may be attached. ** DO NOT USE THIS FORM IF YOU ARE SUBMITTING AN INTERPRETATION Variance Application Packet W SHINNECOCK WAY INDICATES LOCATION OF NEW 185 SF REMODEL N64°15'04"W 125.24' N62°18'15"W 126.05' 56.15' N25°44'56"E 103.58' (E) LIVABLE (E) LIVABLE (E) LIVABLE (E) GARAGE (E) PATIO (E) PATIO (E) POOL EXISTING CONCRETE PAVER DRIVEWAY OPEN SPACE ANTHEM COUNTRY CLUB ASSOC. INC. R1-18 RESIDENTIAL R1-18 RESIDENTIAL OPEN SPACE ANTHEM COUNTRY CLUB ASSOC. INC. 11.02' (PER PREV. APPROVED SITE PLAN) 11.02' (PER PREV. APPROVED SITE PLAN) 14' (PER PREV. APPROVED & FINALLED SF PERMIT) NEITHER GAS LINE NOR GAS METER ARE IN THE SCOPE OF WORK IN THIS PROJECT. R=1270' / L=43.16' / 1°56'50" 3' WALL MAINT. EASEMENT 1' VEHICLE NON-ACCESS EASEMENT 3' WALL MAINT. EASEMENT 1' VEHICLE NON-ACCESS EASEMENT EXST'G 5' HIGH W.I. FENCE EXST'G 5' HIGH W.I. FENCE EXST'G 6' HIGH CMU WALL EXST'G 6' HIGH CMU WALL EXST'G 5' HIGH W.I. FENCE 25.04' (PER PREV. APPROVED & FINALLED SF PERMIT) 2636 WEST SHINNECOCK WAY ANTHEM, AZ 85086 REBECCA & GENE PLOEGER LOT 26 OF ANTHEM UNIT 18B V-B 203-40-914 R-3 R1-18 2017 NATIONAL ELECTRICAL CODE 2018 INT'L BUILDING CODE ADMINISTRATIVE PROVISIONS 2018 INTERNATIONAL BUILDING CODE 2018 INTERNATIONAL ENERGY CONSERVATION CODE 2018 INTERNATIONAL EXISTING BUILDING CODE 2018 INTERNATIONAL FUEL GAS CODE 2018 INTERNATIONAL MECHANICAL CODE 2018 INTERNATIONAL RESIDENTIAL CODE 2018 INTERNATIONAL PLUMBING CODE *ALL ABOVE W/ MARICOPA COUNTY AMENDMENTS NO CHANGE IN HEIGHT 5,981 SF (TOTAL UNDER ROOF / 12,717 SF (LOT AREA) = 47% (NO CHANGE IN FOOTPRINT / LOT COVERAGE) PROJECT INFORMATION PROJECT ADDRESS: OWNER: LEGAL DESCRIPTION: CONSTRUCTION TYPE: PARCEL NUMBER: OCCUPANCY TYPE: ZONING: CONSTRUCTION CODES: HEIGHT: LOT COVERAGE: SITE PLAN scale: 1"=20' north A0 site plan / project data AREA SUMMARY (ALL AREAS ARE APPROXIMATE - FIELD VFY.) LOCATION EXST'G(SF) (to remain) NEW(SF) TOTAL(SF) LIVABLE COVERED PATIO TOTAL(SF) GARAGE / STORAGE SHEET INDEX COVER SHEET, SPECIFICATIONS, SITE PLAN, PROJECT DATA GENERAL STRUCTURAL NOTES EXISTING / DEMOLITION PLAN FOUNDATION PLAN / ROOF FRAMING PLAN FLOOR / DIMENSION / ELECTRICAL PLAN ELEVATIONS / DETAILS SIMPSON STRONG WALL DETAILS SIMPSON STRONG WALL DETAILS A0 A1 A2 A3 A4 A5 WSWH1 WSWH2 REMODEL(SF) (of existing) 4,376 714 VICINITY MAP GENERAL SPECIFICATIONS GENERAL NOTES 1. ALL CONSTRUCTION SHALL BE IN CONFORMANCE WITH THE INTERNATIONAL RESIDENTIAL CODE, THE INTERNATIONAL BUILDING CODE, THE INTERNATIONAL MECHANICAL CODE, THE INTERNATIONAL PLUMBING CODE, THE NATIONAL ELECTRICAL CODE AND THE INTERNATIONAL FIRE CODE PER EDITIONS NOTED UNDER PROJECT INFO THIS SHEET. 2. VERIFY ALL DIMENSIONS AND CONDITIONS PRIOR TO STARTING WORK. NOTIFY ARCHITECT IMMEDIATELY OF ANY DISCREPANCIES OR INCONSISTENCIES. VERIFY IN FIELD ALL EXISTING CONDITIONS SHOWN ON DRAWINGS. VERIFY ALL DIMENSIONS WITH ARCHITECTURAL DRAWINGS. PROVIDE ALL MEASURES NECESSARY TO PROTECT STRUCTURES DURING CONSTRUCTION. SUCH MEASURES SHALL INCLUDE, BUT NOT BE LIMITED TO BRACING AND SHORING FOR LOADS IMPOSED DURING CONSTRUCTION, ETC. 3. DETAILS ON THE STRUCTURAL DRAWINGS ARE TYPICAL. NOTES AND DETAILS ON DRAWINGS SHALL TAKE PRECEDENCE OVER GENERAL NOTES AND TYPICAL DETAILS. WHERE NO DETAILS ARE SHOWN, CONSTRUCTION SHALL CONFORM TO SIMILAR WORK ON THE PROJECT. 4. ESTABLISH AND VERIFY ALL OPENINGS AND INSERTS FOR MECHANICAL, PLUMBING AND ELECTRICAL WITH APPROPRIATE TRADES, DRAWINGS AND SUB-CONTRACTORS PRIOR TO CONSTRUCTION. 5. CONNECT WATER AND ELECTRICAL LINES TO EXISTING UTILITIES IN ACCORDANCE WITH LOCAL CITY BUILDING CODES. 6. ALL WORK SHALL COMPLY WITH APPLICABLE CODES AND ORDINANCES FOR THE LOCAL JURISDICTION, MARICOPA COUNTY AND THE STATE OF ARIZONA. 7. THE CONTRACTOR SHALL PAY FOR ALL FEES AND PERMITS NECESSARY FOR THE PROPER COMPLETION OF THE WORK. 8. THE CONTRACTOR SHALL VERIFY ALL FOOTINGS, TANKS AND SUBTERRANEAN VOIDS ARE REMOVED FROM THE SITE AND ALL HOLES ARE BACKFILLED AND COMPACTED TO FULLY SUPPORT THE DESIGN LOADS. 9. THE CONTRACTOR, BY PROCEEDING WITH CONSTRUCTION, REPRESENTS THAT: THEY HAVE REVIEWED THE CONSTRUCTION DRAWINGS, HAS HAD THE OPPORTUNITY TO VISIT THE SITE, HAS FAMILIARIZED THEMSELVES WITH LOCAL CONDITIONS, LAWS, REGULATIONS AND SECURITY REQUIREMENTS UNDER WHICH WORK IS TO BE PERFORMED, AND THE SITE USE IS COORDINATED WITH THE OWNER. ALSO, THE CONTRACTOR SHALL VERIFY ALL EXISTING CONDITIONS ON THE SITE PRIOR TO CONSTRUCTION. ALL DISCREPANCIES AND POTENTIAL CONFLICTS WITH THESE CONSTRUCTION DRAWINGS SHALL BE REPORTED TO THE ARCHITECT BEFORE PROCEEDING WITH CONSTRUCTION. 10. THE CONTRACTOR SHALL PROVIDE AND PAY FOR ALL TEMPORARY UTILITIES. 11. THE CONTRACTOR SHALL ESTABLISH THE GRADE AND BUILDING LOCATIONS AND VERIFY FINISH FLOOR LOCATION PRIOR TO CONSTRUCTION. 12. CONTRACTOR SHALL TAKE NECESSARY PRECAUTIONS TO ENSURE THAT PARTIAL IN-PLACE CONSTRUCTION IS ADEQUATELY BRACED AGAINST MOVEMENT AND THAT ALL HAZARDOUS AREAS ARE PROTECTED TO PREVENT INJURIES. 13. THE PREMISES OF THE BUILDING SITE SHALL BE CLEAN OF DEBRIS EMANATING FROM THE WORK AT ALL TIMES. THE SUBCONTRACTORS SHALL BE RESPONSIBLE FOR SWEEPING WORK AREA DAILY. ALL CONSTRUCTION DEBRIS SHALL BE COLLECTED AND DEPOSITED IN DESIGNATED AREAS. 14. CONTRACTOR SHALL PROVIDE ALL FLASHING, SEALANTS, WEATHER STRIPPING AND OTHER NECESSARY MATERIALS TO ENSURE THE BUILDING WILL BE WEATHER TIGHT. 15. CONTRACTOR SHALL CAULK AROUND ALL DOORS, WINDOWS AND OTHER OPENINGS OR JOINTS WITH A SILICONE-BASED SEALANT. LEAVE ADJACENT SURFACES CLEANED AND PROVIDE BACKING WHERE REQUIRED. 16. CONTRACTOR SHALL KEEP PREMISES FREE OF RUBBISH AND EXCESS MATERIAL. 17. THE SITE OF CONSTRUCTION IS AS SHOWN ON DRAWINGS. THE SUBCONTRACTORS SHALL EXAMINE THE PREMISES PRIOR TO SUBMITTING A PROPOSAL AND SHALL FAMILIARIZE THEMSELVES WITH CONDITIONS UNDER WHICH THEY WILL HAVE TO WORK. EACH BIDDER SHALL BE RESPONSIBLE FOR ANY ERRORS IN THEIR PROPOSALS RESULTING FROM FAILURE TO MAKE A SITE INVESTIGATION AND DETERMINATION OF EXISTING CONDITIONS. 18. ALL FINISHES SHALL BE SELECTED BY OWNER AND ALL FLOORS, WALLS, CEILINGS, WOODWORK, ETC. SHALL BE PREPARED APPROPRIATELY TO RECEIVE THEIR RESPECTIVE FINISHES. 19. FURNISH ALL FINISH HARDWARE NECESSARY FOR SMOOTH OPERATION OF DOORS. INCLUDE ALL REQUIRED DOOR STOPS, THRESHOLDS, WEATHER STRIPPING, FLUSH BOLTS, ETC. CONSULT WITH OWNER AS TO THE FUNCTION OF EACH DOOR IN ORDER TO DETERMINE THE APPROPRIATE HARDWARE. 20. THE UNDERSIGNED ARCHITECT AND ENGINEER DO NOT REPRESENT THAT THESE PLANS OR HE SPECIFICATIONS IN CONNECTION THEREWITH ARE SUITABLE, WHETHER OR NOT MODIFIED, FOR ANY OTHER SITE THAN THE ONE FOR WHICH THEY WERE SPECIFICALLY PREPARED. 21. ARCHITECT DISCLAIMS RESPONSIBILITY FOR THESE PLANS AND SPECIFICATIONS IF THEY ARE USED IN WHOLE OR IN PART AT ANY OTHER SITE. 22. OPTIONS ARE FOR CONTRACTOR'S CONVENIENCE. IF ANY OPTIONS ARE CHOSEN, CONTRACTOR SHALL BE RESPONSIBLE FOR ALL NECESSARY CHANGES AND SHALL COORDINATE ALL DETAILS. 23. CONSTRUCTION MATERIALS SHALL BE SPREAD OUT IF PLACED ON FRAMED CONSTRUCTION. LOAD SHALL NOT EXCEED THE DESIGN LIVE LOAD PER SQUARE FOOT. 24. THE DRAWINGS AND SPECIFICATIONS REPRESENT THE FINISHED STRUCTURE. THEY DO NOT INDICATE THE METHOD OF CONSTRUCTION. THE CONTRACTOR SHALL PROVIDE ALL MEASURES NECESSARY TO PROTECT THE STRUCTURE DURING CONSTRUCTION. OBSERVATION VISITS BY THE ARCHITECT AND ENGINEER SHALL NOT INCLUDE INSPECTION OF THE ABOVE ITEMS NOR WILL THE ARCHITECT OR ENGINEER BE RESPONSIBLE FOR THE CONTRACTOR'S MEANS, METHODS, TECHNIQUES, SEQUENCES FOR PROCEDURE OF CONSTRUCTION OR THE SAFETY PRECAUTIONS AND THE PROGRAMS INCIDENT THERE. TRUSS DEFERMENT PREFABRICATED WOOD AND / OR STEEL TRUSSES TO BE PROVIDED BY AN APPROVED FABRICATOR. TRUSS DIAGRAMS TO BE PROVIDED TO THE CITY INSPECTOR AT THE FRAMING INSPECTION PER IRC SECTION R802.10. CONTRACTOR RESPONSIBILITIES 1. CONTRACTOR SHALL THOROUGHLY REVIEW ALL EXISTING CONDITIONS PRIOR TO CONSTRUCTION. 2. CONTRACTOR SHALL NOTIFY THE ARCHITECT AND OWNER WHEN ANY EXISTING CONDITION CAUSES CONFLICT OR IS NOT REPRESENTED IN THE CONTRACT DOCUMENTS. 3. CONTRACTOR TO CLARIFY ANY DISCREPANCIES WITH ARCHITECT IN ARCHITECT'S DOCUMENTATION PRIOR TO THE COMMENCEMENT OF CONSTRUCTION OR PURCHASING OF PURCHASING OR INSTALLATION OF MATERIALS. 4. CONTRACTOR SHALL VERIFY DIMENSIONS AND FIELD LOCATIONS NOT DOCUMENTED IN THESE CONTRACT DOCUMENTS. 5. THESE DOCUMENTS SHALL NOT BE CONSTRUED IN ANY WAY TO ALLOW OR SUGGEST ANY CONSTRUCTION TO OCCUR CONTRARY TO ANY LOCAL AUTHORITY CODE REQUIREMENTS. 6. CONTRACTOR SHALL BE RESPONSIBLE FOR COORDINATION OF MECHANICAL, PLUMBING AND ELECTRICAL REQUIREMENTS AND CONNECTIONS INCLUDING CONTRACTOR AND OWNER PROVIDED EQUIPMENT AND FIXTURES. 7. CONTRACTOR SHALL PROVIDE DESIGN SERVICES FOR MECHANICAL, PLUMBING AND ELECTRICAL INCLUDING SUPPORTING ENGINEERING AS REQUIRED. CONTRACTOR TO SUBMIT APPROPRIATE DOCUMENTATION FOR LOCAL AUTHORITY, OWNER AND ARCHITECT APPROVAL PRIOR TO CONSTRUCTION. 8. CONTRACTOR SHALL SUPPLY SUBMITTALS FOR EQUIPMENT, FIXTURES, FINISHES, ETC. TO OWNER AND ARCHITECT FOR APPROVAL PRIOR TO PURCHASE AND INSTALLATION. 9. ALL CONSTRUCTION IS NEW UNLESS STATED OTHERWISE. 10. USE DIMENSIONS ON DRAWINGS. DO NOT SCALE DRAWINGS. NOTIFY ARCHITECT OF ANY DIMENSIONS IN QUESTION.LARGER SCALE DRAWINGS TAKE PRECEDENCE OVER SMALLER SCALE DRAWINGS. 11. DRAWINGS INDICATE GENERAL LOCATION, DIMENSIONS, REFERENCES, DETAILS, ETC. AND DO NOT DOCUMENT EVERY CONDITION. CONDITIONS NOT PARTICULARLY DETAILED SHALL BE OF SIMILAR CONSTRUCTION TO THOSE DETAILED IN DRAWINGS. 1. ALL DIMENSIONS ARE APPROXIMATE. FIELD VERIFY PRIOR TO STAKING. NOTIFY ARCHITECT AND OWNER OF ANY DISCREPANCIES PRIOR TO COMMENCING WORK. 2. LOCATE ALL UTILITIES WITH ARIZONA BLUE STAKE PRIOR TO ANY DIGGING. 3. FIELD VERIFY ALL SETBACK CLEARANCES, PROPERTY LINES AND ELEVATIONS WITH LAND SURVEYOR PRIOR TO CONSTRUCTION. LOCATE PROPERTY CORNERS PRIOR TO FOOTING INSPECTION. 4. PROVIDE A SCREEN WALL (MIN. 6" ABOVE TOP OF EQUIPMENT) AT ALL EXTERIOR MOUNTED EQUIPMENT. 5. FENCES, SITE AND RETAINING WALLS UNDER SEPARATE PERMIT. 6. PROVIDE PORTABLE RESTROOM FACILITY. 7. SECURE PROPERTY WITH TEMPORARY CHAIN LINK FENCING AND LOCKING GATE DURING CONSTRUCTION. 8. PROTECT BUILDING MATERIAL STORED ON SITE FROM WEATHER, DAMAGE AND THEFT. 9. PROVIDE TERMITE PRE-TREATMENT ON ALL NEW CONCRETE SLABS AND A PERIMETER TREATMENT OF THE EXISTING RESIDENCE WITH A TREATMENT WARRANTY OF A MINIMUM OF FIVE YEARS PER IRC SECTION R318.2. 10. CONTRACTOR TO PROVIDE APPROVED BACKWATER VALVE (PER IPC) BASED ON UPSTREAM MANHOLE RIM ELEVATION IF REQUIRED. 11. SLOPE GRADE AT 5% AWAY FROM BUILDING FOR A MINIMUM DISTANCE OF 10' HORIZONTAL TO AN APPROVED STORMWATER DISPOSAL AREA. 12. FINISH FLOOR SHALL BE A MINIMUM 6" ABOVE ADJACENT FINISH GRADE ELEVATIONS. 13. A SOILS REPORT IS RECOMMENDED ON THIS PROJECT. INSTALL VAPOR BARRIER UNDER SLAB IF RECOMMENDED BY REPORT. CONTRACTOR TO VERIFY SOIL CONDITIONS MEET LOCAL CODE MINIMUM BEARING CAPACITY. 14. PURSUANT TO IRC SECTION R301.1.5, A SURVEY IS REQUIRED WHEN A STRUCTURE IS BUILT LESS THAN TWO FEET FROM OR INTO ANY REQUIRED BUILDING CODE AND/OR ZONING ORDINANCE SETBACK, OR WHERE OTHER SPECIAL CIRCUMSTANCES EXIST. 15. VERIFY LOCATIONS OF EXISTING UNDERGROUND SEPTIC SYSTEMS, UTILITIES, ETC. WHERE NEW CONSTRUCTION OCCURS AND NOTIFY ARCHITECT IMMEDIATELY OF ANY UNKNOWN CONDITIONS. GENERAL SITE PLAN NOTES: (ALL MAY NOT APPLY) north N.T.S. PROJECT SITE BUILDER'S SET THE SCOPE OF THIS SET OF PLANS IS TO PROVIDE A "BUILDER'S SET" OF CONSTRUCTION DOCUMENTS AND GENERAL NOTES HEREINAFTER REFERRED TO AS "PLANS". THIS SET OF PLANS IS SUFFICIENT TO OBTAIN A BUILDING PERMIT; HOWEVER, ALL MATERIALS AND METHODS OF CONSTRUCTION NECESSARY TO COMPLETE THE PROJECT ARE NOT NECESSARILY DESCRIBED. THE PLANS DELINEATE AND DESCRIBE ONLY LOCATIONS, DIMENSIONS, TYPES OF MATERIALS AND GENERAL METHODS OF ASSEMBLING OR FASTENING. THE ARE NOT INTENDING TO SPECIFY PARTICULAR PRODUCTS OR OTHER METHODS OF ANY SPECIFIC MATERIAL, PRODUCT OR METHOD. THE IMPLEMENTATION OF THE PLANS REQUIRES A LICENSED GENERAL CONTRACTOR THOROUGHLY KNOWLEDGEABLE WITH THE APPLICABLE BUILDING CODES AND METHODS OF CONSTRUCTION SPECIFIC TO THIS PRODUCT TYPE AND TYPE OF CONSTRUCTION. SUBSTITUTIONS THE SUBCONTRACTOR SHALL BASE HIS PROPOSAL ON THE EXACT BRANDS, SYSTEMS, METHODS, AND MATERIALS SHOWN, IF THE SUBCONTRACTOR DESIRES TO MAKE SUBSTITUTIONS, THE SUBCONTRACTOR SHALL LIST THEM W/ THE BID AND IN THE CONTRACT. THE LISTING SHALL BE IN SUFFICIENT DETAIL TO AFFORD THE OWNER MEANS OF COMPARISON AND MUST INCLUDE THE MONETARY DIFFERENCE IN THE CONTRACT PRICE IF THE SUBSTITUTION IS ACCEPTED. SUBSTITUTIONS AFTER SIGNING THE CONTRACT SHALL BE BY CHANGE ORDER ONLY. ERRORS AND OMISSIONS IF ANY ERRORS OR OMISSIONS APPEAR IN THE DRAWINGS, SPECIFICATIONS OR OTHER DOCUMENTS, THE SUBCONTRACTOR SHALL NOTIFY THE OWNER IN WRITING OF SUCH OMISSIONS OR ERRORS PRIOR TO PROCEEDING WITH ANY WORK WHICH APPEARS IN QUESTION. IN THE EVENT OF THE SUBCONTRACTORS FAILURE TO GIVE SUCH NOTICE, HE SHALL BE RESPONSIBLE FOR ANY SUCH ERRORS OR OMISSIONS AND THE COST OF RECTIFYING THE SAME. THE SUBCONTRACTOR SHALL HAVE ALL ITEMS OR DETAILS CLARIFIED WITH THE OWNER PRIOR TO SUBMITTING A BID; OTHERWISE THE OWNER'S INTERPRETATION SHALL BE FINAL. WINDOWS ALL BEDROOM EMERGENCY ESCAPE AND RESCUE OPENINGS SHALL HAVE A MINIMUM NET CLEAR OPENING AREA OF 5.7 SQ. FT. (5.0 SQ. FT. AT GRADE LEVEL) THE MINIMUM NET CLEAR OPENING HEIGHT DIMENSION SHALL BE 24 INCHES. THE MINIMUM NET CLEAR OPENING WIDTH DIMENSION SHALL BE 20 INCHES. WHERE EMERGENCY ESCAPE AND RESCUE OPENINGS ARE PROVIDED THEY SHALL HAVE A FINISHED SILL HEIGHT OF NOT MORE THAN 44 INCHES MEASURED FROM THE FINISHED FLOOR TO THE BOTTOM OF THE CLEAR OPENING PER IRC SECTION R310. LIGHT AND VENTILATION REQUIREMENTS FOR ALL WINDOWS ARE TO COMPLY W/ SECTION IRC SECTION R303. GLASS IN HAZARDOUS AREAS AND ALL GLASS WITHIN 18" OF THE FLOOR SHALL BE SAFETY GLASS PER IRC SECTION R308. ATTIC VENTILATION, SCUTTLE, AND VIEWS ATTIC SCUTTLE SHALL NOT BE LESS THAN 22" x 30" AND 30" MINIMUM CLEAR HEADROOM ABOVE THE ACCESS OPENING PER IRC SECTION R807. WHEN APPLIANCES ARE LOCATED IN THE ATTIC, SCUTTLE SHALL COMPLY WITH IRC SECTION M1305.1.2. VENTILATION SHALL COMPLY WITH IRC SECTIONS M1501 THROUGH M1505. ROOF VENTILATION SHALL COMPLY WITH IRC SECTION R806. WATER RESISTANT APPLICATIONS R307.2 BATHTUB AND SHOWER SPACES. BATHTUB AND SHOWER FLOORS AND WALLS ABOVE BATHTUBS WITH INSTALLED SHOWER HEADS AND IN SHOWER COMPARTMENTS SHALL BE FINISHED WITH A NONABSORBENT SURFACE. SUCH WALL SURFACES SHALL EXTEND TO A HEIGHT OF NOT LESS THAN 6 FEET ABOVE THE FLOOR. R702.4.2 FIBER-CEMENT, FIBER-MAT REINFORCED CEMENTITIOUS BACKER UNITS, GLASS MAT GYPSUM BACKERS AND FIBER-REINFORCED GYPSUM BACKERS. FIBER-CEMENT, FIBER-MAT REINFORCED CEMENTITIOUS BACKER UNITS, GLASS MAT GYPSUM BACKERS OR FIBER-REINFORCED GYPSUM BACKERS IN COMPLIANCE WITH ASTM C 1288, C 1325, C 1178 OR C 1278, RESPECTIVELY, AND INSTALLED IN ACCORDANCE WITH MANUFACTURERS’ RECOMMENDATIONS SHALL BE USED AS BACKERS FOR WALL TILE IN TUB AND SHOWER AREAS AND WALL PANELS IN SHOWER AREAS PER IRC SECTION R702.4.2. MECHANICAL ATTIC MOUNTED AIR HANDLERS SHALL INCLUDE: A. PLYWOOD PLATFORM FOR UNIT W/ CORE CLEARANCES B. LIGHT SWITCH AT UNIT AND 110v OUTLET C. 2 CONDENSATION LINES D. CATWALK TO UNIT NOT TO EXCEED 20"-0" IN LENGTH UNITS OVER LIVABLE AREA TO RECEIVE EXTERNAL CONDENSATION DRAIN PAN ¾" CONDENSATION DRAIN (FROM EA. PAN) WITH P-TRAP & CLEAN OUT TO 6" ABOVE GRADE DRYER VENT - SIZE & LENGTH; MIN. 4 INCH NOT TO EXCEED 35 FEET WITH REDUCTIONS 2 AND A HALF FEET REDUCTION FOR EACH 45 DEGREE BEND AND 5 FEET FOR EACH 90 DEGREE BEND. TERMINATE TO OUTSIDE OF BUILDING WITH BACKDRAFT DAMPER. NO SCREENS. DUCTS SHALL BE MECHANICALLY FASTENED. SCREWS OR SIMILAR FASTENERS SHALL NOT PROTRUDE MORE THAN 1 EIGHTH INCH INTO THE INSIDE OF THE DUCT. 2 INCH OVER-SIZED NAIL PLATES. PER IRC SECTIONS G2439, M1501, & M1502 PLUMBING WATER HEATER PRESSURE RELIEF LINE TO BE FULL SIZE STEEL PIPE OR HARD DRAWN COPPER TUBING EXTENDING TO THE EXTERIOR OF THE BUILDING AND TERMINATING IN A DOWNWARD POSITION NOT MORE THAN 2' -0" AND NO LESS THAN 0'-6" ABOVE GRADE. THE PRESSURE RELIEF LINE SHALL NOT TERMINATE OVER WALKWAYS OR SIMILAR AREAS. ALL DIRECT WASTE AND VENTING IS TO BE ABS. ALL COPPER TUBING IN WATER PIPING ABOVE SLAB TO BE A MIN. TYPE "M", & MIN. TYPE "L" BELOW SLAB & INSTALLED W/O JOINTS PLUMBING FIXTURES TO COMPLY WITH LOW FLOW FIXTURE ORDINANCE AND INCLUDE THE FOLLOWING: A. WATER CLOSETS , 1.5 GALLONS PER FLUSH B. SINKS 2.2 GALLONS PER MINUTE AND SHOWERHEADS 2.5 GALLONS PER MINUTE C. KITCHEN SINK TO HAVE DIRECT LINE TO HOT WATER HEATER D. PROVIDE AIR GAP FOR DISHWASHER PER IRC SECTION 2717.1. E. BATHTUBS SHALL BE EQUIPPED WITH A WASTE OUTLET AND AN OVERFLOW OUTLET. THE OUTLETS SHALL BE CONNECTED TO WASTE TUBING OR PIPING NOT LESS THAN 1 1/2" IN DIA. PER IRC SECTION P2713.1 ELECTRICAL FRONT AND REAR WATERPROOF GROUND FAULT CIRCUIT INTERRUPTING REQUIRED. RECEPTACLES SHALL BE PLACED SO THAT NO POINT ALONG THE FLOOR LINE OF AN UNBROKEN WALL TWO OR MORE FEET IN LENGTH IS MORE THAN 6'-0" FROM AN OUTLET WITHIN THAT WALL SPACE -ARTICLE 210-52(a) NEC OUTLETS AT THE KITCHEN COUNTER GREATER THAN 12" SHALL BE INSTALLED SO THAT NO POINT ALONG THE WALL LINE IS MORE THAN 24" FROM A RECEPTACLE OUTLET-ARTICLE 210-52 (d) NEC BATHROOM RECEPTACLE OUTLETS SHALL BE SUPPLIED BY AT LEAST ONE DEDICATED 20 AMPERE BRANCH CIRCUIT. SUCH CIRCUITS SHALL HAVE NO OTHER OUTLETS. NEC. SEC. 210 (d) ALL RECEPTACLE OUTLETS IN GARAGE AT GRADE LEVEL AND KITCHEN WITHIN 6 FEET OF THE OUTSIDE EDGE OF A SINK SHALL HAVE GROUND FAULT CIRCUIT INTERRUPTING PROTECTION PER N.E.C. SECTION NEC 210.8.A(7) AND IRC SECTION E3902.7. ONE 20 AMP BRACH CIRCUIT SHALL BE INSTALLED TO SERVE THE LAUNDRY ROOM AND SHALL HAVE NO OTHER OUTLETS OUTLET BOXES IN THE WALL BETWEEN THE DWELLING AND THE GARAGE SHALL BE METAL OR UL APPROVED FIRE-RESISTIVE PLASTIC. OUTLET BOXES IN GARAGE CEILING SHALL BE METAL -SECTION 709. 7 & 710 IBC. SMOKE ALARMS ARE REQUIRED PER IRC R314 FOR ALL NEW CONSTRUCTION / ADDITIONS OR ALTERATIONS THAT REQUIRE A PERMIT. CARBON MONOXIDE ALARMS ARE REQUIRED FOR NEW / REMODEL CONSTRUCTION PER IRC SECTION R315 WHERE FUEL FIRED APPLIANCES ARE INSTALLED AND / OR IN ANY DWELLING UNIT WITH AN ATTACHED GARAGE. J-BOXES TO BE UL LISTED 370-17 (C) NEC TWO OR MORE 20 AMPERE SMALL APPLIANCE CIRCUITS SHALL BE INSTALLED TO SERVE KITCHEN NOOK & DINING AREAS. NO OTHER OUTLETS SHALL BE ON THESE CIRCUITS AND THEY SHALL BE GROUND FAULT CIRCUIT INTERRUPTING PROTECTED. 185 - 4,561 714 520 - - - - 520 5,981 - 185 5,796 2636 w shinnecock way / anth PLOEGER RESIDENCE - REMODEL REBECCA & GENE PLOEGER LOT 26 OF ANTHEM UNIT 18B 2636 WEST SHINNECOCK WAY ANTHEM, AZ 85086 owner: chouinard design studio 480 | 947 | 4992 p 4385 n 75th st suite 205 scotsdale | arizona | 85251 www.chouinarddesign.com ALL IDEAS, DESIGNS, ARRANGEMENTS AND PLANS INDICATED OR REPRESENTED BY THESE DRAWINGS ARE OWNED BY AND PROPERTY OF CHOUINARD DESIGN STUDIO, LLC, AND/OR ITS CONSULTANT AND WERE CREATED, EVOLVED, AND DEVELOPED AS INSTRUMENTS OF SERVICE ON, AND IN CONNECTION WITH THE SPECIFIED PROJECT. NO SHALL BE USED BY OR DISCLOSED TO ANY PERSON, FIRM, OR ORGANIZATIONS FOR ANY PURPOSE WHATSOEVER WITHOUT WRITTEN PERMISSION OF CHOUINARD DESIGN STUDIO, LLC.AND/OR ITS CONSULTANT. WRITTEN DIMENSIONS ON THESE DRAWINGS SHALL HAVE PRECEDENCE OVER SCALED DIMENSIONS. CONTRACTORS SHALL VERIFY A CHOUINARD DESIGN STUDIO, LLC AND/OR ITS CONSULTANT, SHALL BE NOTIFIED OF ANY VARIATIONS FROM THE SHOP DRAWING SUBMITTALS, DETAILS, DIMENSIONS, AND CONDITIONS SHOWN ON THESE DRAWINGS, AND CHANGES MUST BE SUBMITTED TO THIS OFFICE FOR APPROVAL BEFORE PROCEEDING WITH FABRICATION. © 2025, CHOU 12/18/2024 09/30/2026 desc. rev. date CONSTRUCTION DOCUMENTS project no. : date : JC JC drawn by : checked by : date rev. desc. date rev. desc. date rev. desc. 670-24 12/18/24 COUNTY COMMENTS 1 01/31/25 SEALED FOR STRUCTURAL ONLY COVERED ENTRY 186 - - 186 1 1 1 1 1 1 1 BA250023 RCVD 4/3/25