HomeMy WebLinkAbout2. 419 West North Shore Drive_COA 2022-0806ASTAFF REPORT
CONCERNING APPLICATION FOR A
CERTIFICATE OF APPROPRIATENESS
Date: September 13, 2022
Application Number: 2022-0806A
Property Location: 419 West North Shore Drive
Architectural Style/Date/Architect or Builder: Vacant Lot
Property Owner: Katherine Spiess
Landmark or District Designation: West North Shore Drive Local Historic District, #6512-78
Rating: N/A
DESCRIPTION OF STRUCTURE/ SITE: Site is between 425 West North Shore Drive and 411 West North
Shore Drive and is comprised of two adjacent parcels (018-5129-4627 and 018-5129-4628). These lots were
historically associated with 425 West North Shore to the west.
ALTERATIONS: N/A
APPLICATION ITEMS: “Single family, new construction. Two story on slab with attached alley-load garage.”
DESCRIPTION OF PROPOSED PROJECT: The applicant has requested approval to:
Build an approximately 60’-5” x 81’ – 1 ½” wood framed structure on a slab foundation, set back
approximately 59’ – 4 ½” from the street. The 2-story primary street massing (front) will be clad in brick,
the one story rear in LP lap siding. Brick detailing includes qoins at the corners as well as arched brick
lintels on the primary façade and flat brick lintels on the sides and rear. Roof will be covered in asphalt
shingles at 12/12 and 12/14 slopes for the front massing, and 12/8 for the rear addition. A decorative
limestone entrance surround is proposed for the main entrance, but the design has not been finalized. Final
model selection on windows and doors has not be completed – windows are proposed to be finished in
‘Sandstone Exterior’ with a white interior. Black shutters are depicted flanking the larger picture windows
on the eastern and western sections of the structure. A metal ‘black iron faux balcony’ is proposed for the
opening above the primary entrance. The garage will be facing the alley in compliance with zoning
requirements.
This is the first new home construction on an empty lot proposed within any of South Bend’s local historic districts.
The Standards and Guidelines for the West North Shore Drive Local Historic District specifically allow for new
construction within the West North Shore Local Historic District.
UPDATE (9/13/2022): The height and massing of the structure has been modified to comply with two provisions:
1. The Zoning ordinance requires that structure be no more than 35’ tall within the Urban Neighborhood 1
zoning district.
2. The West North Shore Standards and Guidelines have an image on page 23 that states, “Height—this is a
mandatory criteria that new building be constructed to a height within 10% of the average height of
existing adjacent buildings.” This text was omitted from the previous staff report. The adjacent structures
are approximately 27’ or 28’ tall. A 10% allowance from the average adjacent building height would allow
for an approximately 30’ tall structure.
Proposed changes under review:
1. The overall structure height has been lowered from 36’5” to 32’3”.
2. The slope of the roofline has been lowered from 14/12 to 10/12, which decreases the massing of the roof
significantly.
3. The second story windows have been reduced in height/size.
4. Stone masonry has been proposed to replace the bricks on portions of the first floor and chimney.
STANDARDS AND GUIDELINES: WEST NORTH SHORE DRIVE
I. THE ENVIRONMENT
The West North Shore Drive residential neighborhood from Michigan Avenue to Iroquois Avenue has a distinctive and valuable character.
The external appearance of the river and street, homes, and yards communicates and reflects the fact that for over half a century it has been
and still is a comfortable residential neighborhood. All of the architectural and charming character of West North Shore Drive has been
preserved. The homes are generally architecturally and historically distinctive, large and located on ample lots.
[…]
C. LAWNS
The Current or historic landscaping character of lawns should be preserved. Paving and blacktopping of existing lawns so as to transform
them essentially into parking lots or spaces rather than residential lawns must be prohibited. Front yard areas, trees, and lawns must remain
open. Fencing in front yards is prohibited. A fence on the Michigan Street side of lots 12 and 13 may be permitted if done in a distinctive
way and is compatible with the character of the structures on these lots, with considerations being made for the high density and speed of the
traffic on Michigan Street.
Trees contribute greatly to the beauty and charm and indeed the historic character of the North Shore Drive neighborhood. Street widening
or other public developments calling for widespread destruction of large, healthy trees must be prohibited. Replacement of trees must be
compatible in variety with those presently growing. The vacant lots must be kept as landscaped or appropriated recreational, or other
similar residential development. This is not intended to prohibit the sale of such lots, nor new construction on these lots.
[…]
III. NEW CONSTRUCTION OR ADDITIONS TO EXISTING STRUCTURES
Preferred: Consider the size, scale, roof lines, etc., in the design of a new structure, so that it will be compatible with its adjacent
buildings in particular and will blend with the neighborhood in general. New additions to existing structures must be compatible in
scale, building materials and textures to the building to which the addition is made. Retain as much of the original structure as
possible, so that the addition could be removed without damage to the basic structure and appearance of the building.
Prohibited: Do not use asbestos or asphalt siding. Do not use artificial brick or cast stone siding. Do not use glass brick. Structural
concrete block may be used only on foundations for new construction or additions.
ILLUSTRATION TEXT:
Height—this is a mandatory criteria that new building be constructed to a height within 10% of the average height of existing
adjacent buildings.
Proportions of buildings’ front facades – the relationship between the width and height of the front elevation of the building.
Proportion of openings within the façade—the relationship of width to height of windows and doors.
Rhythm of solids to voids in front façade – rhythm being an ordered recurrent alternation of strong and weak elements. Moving by
an individual building, one experiences a rhythm of masses to openings.
SITE VISIT REPORT:
N/A
STAFF RECOMMENDATION: Staff recommends approval. Staff recommends that further
modifications/proposals related to product selection for windows, doors, and ornamentation be remanded to staff.
Prepared by
Adam Toering, Historic Preservation Administrator
HISTORIC PRESERVATION COMMISSION
OF SOUTH BEND AND ST. JOSEPH COUNTY
Map of the project area.
SANBORN FIRE INSURANCE MAPS: 1945, 1960, satellite imagery from 2016.
5
West North Shore Drive Local Historic District Guidebook
Page 23
IV. NEW CONSTRUCTION
OR ADDITIONS
TO EXISTING
STRUCTURES
Preferred: Consider the size, scale, roof
lines, etc., in the design of a
new structure, so that it will
be compatible with its adja-
cent buildings in particular
and will blend with the
neighborhood in general.
New additions to existing
structures must be compati-
ble in scale, building materi-
als and texture to the building
to which the addition is
made. Retain as much of the
original structure as possible,
so that the addition could be
removed without damage to
the basic structure and
appearance of the building.
Prohibited: Do not use asbestos or
asphalt siding. Do not use
artificial brick or cast stone
siding. Do not use glass
brick. Structural concrete
block may be used only on
foundations for new con-
struction or additions.
Height – this is
a mandatory
criteria that
new buildings
be constructed
to a height
within 10% of the average height of existing adjacent buildings.
Proportion
of buildings’
front facades –
the relationship
between the width
and height of the
front elevation of
the building.
Proportion of
openings within
the facade – the
relationship of width
to height of windows
and doors.
Rhythm of solids to
voids in front facade –
rhythm being an ordered
recurrent alternation
of strong and weak
elements. Moving by an
individual building, one
experiences a rhythm of
masses to openings.The Salem Handbook, 1977
WIN. HEAD
2ND FLR
11'-3"
1ST CLG
10'-0"
1ST FL
0'-0"
WIN. HEAD
8'-0"
2ND CLG/WEST EAVE
19'-3"
T/O RIDGE
32'-3"
12
10
12
10
12
10 12
10
12
10
12
10
EAST EAVE
17'-3"
HOUSE TO WEST NOTE:
EAVE = 17'-6"
GABLE RIDGE = 28'
HOUSE TO WEST NOTE:
EAVE = 16'-6"
GABLE RIDGE = 27'
HOUSE TO WEST NOTE:
EAVE = 17'-6"
GABLE RIDGE = 28'
HOUSE TO WEST NOTE:
EAVE = 16'-6"
GABLE RIDGE = 27'
16'-11"
30' MARK
Gaff Stateline
Asphalt Shingles
Limestone Details at Entrance
(Photo for reference only, not actual
design)
Brick Lintel Details
%Nw&�
Windows
Sandstone Exterior
White Interior
F
Black Shutters
No
7
mmkim�wmmk
Brick Window Sills
LP Siding
To be pulled from
Brick color
1p
LP Trim
To match window
exterior
Brick
General Shale
Old Biscayne
V r �
Stone Fireplace Base
General Shale
Tennessee Fieldstone
Brick Qoins at
Corners
tack iron
Lighting
i
TRADITIONS
CUSTOM BUILDERS
Katherine Spiess
exterior Selections
12
14
12
14
12
14
12
14
12
14
12
14
12
14
WIN. HEAD
17'-10"
2ND FLR
11'-2"
1ST CLG
10'-0"
1ST FL
0'-0"
WIN. HEAD
8'0"
2ND CLG
20'-2"
T/O RIDGE
36-'-5"
#2207
DRAWING SYMBOL LEGEND
TYP.
EQ.
SIM.
U.N.O.
V.I.F.
N.I.C.
A.F.F.
EXIST.
TYPICAL
EQUAL
SIMILAR
CENTERLINE
UNLESS NOTED
OTHERWISE
VERIFY IN FIELD
NOT IN CONTRACT
ABOVE FINISHED
FLOOR
EXISTING
EXTERIOR ELEVATION OR
SECTION MARKER
INTERIOR ELEVATION
MARKER
DETAIL MARKER
DOOR TAG
WINDOW TAG
PLUMBING TAG
APPLIANCE TAG
CL
X
X
X
XAX.X00
A
101
101
Designed By:
3640 Edison Lakes Pkw.
Mishawaka, IN 46545
TEL. (c): 574.229.6659
South Bend, Indiana
419
North Shore Drive
Navarre Place
Chapman Residence
Traditions Custom
Builders, LLC
08.05.22 SBHPC SUBMISSION
A2.1
SOUTH
ELEVATION
1 SOUTH ELEVATION
SCALE: 1/8" = 1'-0
NOTE:
- ALL EXTERIOR DIMENSIONS TAKEN TO OUTSIDE OF FRAMING.
- ALL INTERIOR DIMENSIONS TAKEN TO INSIDE OF FRAMING.
- 10-0" HIGH FIRST FLOOR CEILING.
- 9'-0" HIGH SECOND FLOOR CEILING.
GAFF STATELINE ASPHALT SHINGLES
BRICK QOINS AT CORNERS
LIMESTONE KEYSTONE
SOLDIER COURSES AT TOP OF WALL
WINDOWS WITH SANDSTONE EXTERIOR
GENERAL SHALE OLD BISCAYNE
BRICK AS BASIS OF DESIGN
BLACK IRON FAUX BALCONY
LIMESTONE ENTRY SURROUND
FINAL DESIGN TO BE DETERMINED
#2207
DRAWING SYMBOL LEGEND
TYP.
EQ.
SIM.
U.N.O.
V.I.F.
N.I.C.
A.F.F.
EXIST.
TYPICAL
EQUAL
SIMILAR
CENTERLINE
UNLESS NOTED
OTHERWISE
VERIFY IN FIELD
NOT IN CONTRACT
ABOVE FINISHED
FLOOR
EXISTING
EXTERIOR ELEVATION OR
SECTION MARKER
INTERIOR ELEVATION
MARKER
DETAIL MARKER
DOOR TAG
WINDOW TAG
PLUMBING TAG
APPLIANCE TAG
CL
X
X
X
XAX.X00
A
101
101
Designed By:
3640 Edison Lakes Pkw.
Mishawaka, IN 46545
TEL. (c): 574.229.6659
South Bend, Indiana
419
North Shore Drive
Navarre Place
Chapman Residence
Traditions Custom
Builders, LLC
08.05.22 SBHPC SUBMISSION
1 PROPOSED SITE PLAN
SCALE: 1/16" = 1'-0
NORTH
S1.1
PROPOSED
SITE PLAN
APPROX. 57'-81 2"
HOUSE TO ALIGN WITH ADJACENT SETBACKS
70'-51 2"
EAST ELEVATION
22'-1"
TO PROP. LINE
APPROX. 59'-41 2"
HOUSE TO ALIGN WITH ADJACENT SETBACKS
81'-112"
WEST ELEVATION
9'-712"14'-712"52'-9"NORTH ELEVATION7'-712"1'-91 2"1'-912"25'-8"DRIVE WIDTH60'-5"SOUTH ELEVATION7'-7"7'-312"NORTH SHORE DRIVEALLEY
#2207DRAWING SYMBOL LEGENDTYP.EQ.SIM.U.N.O.V.I.F.N.I.C.A.F.F.EXIST.TYPICALEQUALSIMILARCENTERLINEUNLESS NOTEDOTHERWISEVERIFY IN FIELDNOT IN CONTRACTABOVE FINISHEDFLOOREXISTINGEXTERIOR ELEVATION ORSECTION MARKERINTERIOR ELEVATIONMARKERDETAIL MARKERDOOR TAGWINDOW TAGPLUMBING TAGAPPLIANCE TAGCLXXXXAX.X00A101101Designed By:3640 Edison Lakes Pkw.Mishawaka, IN 46545TEL. (c): 574.229.6659South Bend, Indiana419North Shore DriveNavarre PlaceChapman ResidenceTraditions CustomBuilders, LLC08.05.22SBHPC SUBMISSIONNOTE:- ALL EXTERIOR DIMENSIONS TAKEN TO OUTSIDE OF FRAMING.- ALL INTERIOR DIMENSIONS TAKEN TO INSIDE OF FRAMING.- INSURE TRUSSES DO NOT FALL ON CENTER OF HALLS, ROOMS, ETC.- CRAVE6408 FRAMING DIMENSIONS: FRAMER TO VERIFY W/ SPEC SHEET. 60-1/4" WIDE, 6-1/2" AFF TO TOP OF 2x4 PLATFORM AND XX" TO BOTTOM OF HEADER.- 10' FIRST FLR. 2x6 EXTERIOR WALLS, 2x6 WALLS AS SPEC'D ON PLANS.- LVL HEADERS OVER DOUBLE WINDOWS/DOORS AND LARGER; LVL HEADERS OVERALL CASED OPGS 60" WIDE AND LARGER.- *DIM* DENOTES CRITICAL DIMENSION.- MASTER SUITE: INSULATE WALLS, CEILING,AND FLOOR FLOOR FOR SOUND.- GARAGE: INSULATE, FINISH, AND PAINT.- APARTMENT: INSULATE BEDROOM WALLSAND FLOOR FOR SOUND.- WINDOW R.O.'S ARE IDEALIZED SIZED,MANUFACTURER TO PROVIDE FINAL SPECSAND DETAILS TO BUILDER & FRAMER.- CABINET MAKER TO SUPPLY ALL CROWNIN KITCHEN, PANTRY, MUD RM., LAUNDRYWHERE CABINETRY RUNS TO CEILING.14'-0"24'-2"24'-8"18'-0"14'-0"4'-8"15'-4"10'-8"15'-4"27'-2"21'-512"12'-4"25'-2"26'-812"51'-1012"82'-6"60'-0"80'-10"A1.1FIRST FLOOROVERALL PLAN1FIRST FLOOR PLAN - OVERALLSCALE: 3/32" = 1'-0NORTHPART APART BPART APART B21'-612"
#2207DRAWING SYMBOL LEGENDTYP.EQ.SIM.U.N.O.V.I.F.N.I.C.A.F.F.EXIST.TYPICALEQUALSIMILARCENTERLINEUNLESS NOTEDOTHERWISEVERIFY IN FIELDNOT IN CONTRACTABOVE FINISHEDFLOOREXISTINGEXTERIOR ELEVATION ORSECTION MARKERINTERIOR ELEVATIONMARKERDETAIL MARKERDOOR TAGWINDOW TAGPLUMBING TAGAPPLIANCE TAGCLXXXXAX.X00A101101Designed By:3640 Edison Lakes Pkw.Mishawaka, IN 46545TEL. (c): 574.229.6659South Bend, Indiana419North Shore DriveNavarre PlaceChapman ResidenceTraditions CustomBuilders, LLC08.05.22SBHPC SUBMISSION3'-0"25'-2"2'-0"2'-0"5'-0"11'-1112"12'-0"3'-0"2'-0"8'-1"13'-1"14'-0"3'-97 8"3'-1138"3'-118"3'-6"
6'-9"6'-0"3'-0"4'-012"2'-6"2'-6"2'-6"7'-07 8"2'-6"10'-0"2'-5"6'-0"6'-1112"6'-1"5'-4"1'-11"1'-1012"4'-0"13'-1"7'-214"12'-6"7'-014"26'-812"14'-0"11'-1012"12'-4"21'-512"19'-9"CLRO: 24" x 60"CLRO: 24" x 60"36" DOORMASTER BATHTILE36" VANITY12"DWRS.12"DWRS.15"DWRS.30" DOOR36" VANITYW/CTILEMASTER CLOSETCARPETPOWDERTILEATTIC ACCESS36" DOOR36" C.O.30" DOOR3'-012"3'-11"RO: 24" x 60"CLCLCLCL
GARAGECONCRETEUP 2RRO: 24" x 72"RO: 24" x 72"RO: 24" x 72"1FIRST FLOOR FINISH PLAN - PART ASCALE: 3/16" = 1'-0NORTHA1.1bFIRST FLOORFINISH PLANPART A32" DOOR
36" DOOR36" POCKETSTORAGELVPHALLTILELAUNDRY/MUDLVP7'-0"5'-312"6'-7"3'-9"
36" DOOR 9'-0" x 8'-0" INSULATED GARAGE DOOR9'-0" x 8'-0" INSULATED GARAGE DOOR9'-0"9'-0"CL17'-5"MASTER BEDROOMLVP24" BENCH30" SINK BASE12"BASECL
#2207DRAWING SYMBOL LEGENDTYP.EQ.SIM.U.N.O.V.I.F.N.I.C.A.F.F.EXIST.TYPICALEQUALSIMILARCENTERLINEUNLESS NOTEDOTHERWISEVERIFY IN FIELDNOT IN CONTRACTABOVE FINISHEDFLOOREXISTINGEXTERIOR ELEVATION ORSECTION MARKERINTERIOR ELEVATIONMARKERDETAIL MARKERDOOR TAGWINDOW TAGPLUMBING TAGAPPLIANCE TAGCLXXXXAX.X00A101101Designed By:3640 Edison Lakes Pkw.Mishawaka, IN 46545TEL. (c): 574.229.6659South Bend, Indiana419North Shore DriveNavarre PlaceChapman ResidenceTraditions CustomBuilders, LLC08.05.22SBHPC SUBMISSION3'-10"6'-2"5'-4"4'-8"2'-1"6'-6"2'-1"7'-1012"WIN. CENTERED ONINT. FRAMING7'-512"WIN. CENTERED ONINT. FRAMING6'-512"6'-0"2'-6"7'-21 2"4'-3"1078"5'-3"1058"1058"9'-47 8"
6'-6"1'-712"1'-612"1FIRST FLOOR FINISH PLAN - PART BSCALE: 3/16" = 1'-0NORTHA1.1cFIRST FLOORFINISH PLANPART BRO: 36" x 72"3'-2"3'-8"1'-6"RO: 24" x 60"GUESTBATHTILEGUEST SUITELVP18'-0"2'-0"3'-1012"4'-1012"1'-6"4'-0"8'-7"7'-0"RO: 72" x 72"1'-312"4'-3"RO: 24" x 60"4'-412"17'-1"13'-1"4'-5"2'-0"
SHELF
4'-10"4'-10"2'-0"
SHELF
4'-612"13'-8"
18'-9"CLCLCLCL4'-1012"4'-1012"3'-5"RO:24" x 96"RO:24" x 96"36" DOORCL14'-1012"6'-0" EQ.6'-0" EQ.
CL
CL
48" DBL.
RADIUS ARCH
DOUBLE
RADIUS ARCH
1'-9"9'-412"3'-1112"10'-6"4'-312"
3'-7"2'-0"4'-0"3'-8"CLOSETSITTING ROOMLVPSTAIR HALLLVPENTRYTILEUP 18RDOUBLERADIUS ARCHDOUBLERADIUS ARCH28" DOOR 16"DOOR28" DOOR 32" DOOR
32" C.O.DININGLVP28" DOOR 28" DOOR
MECH.CONCRETECLOSET
BARLVP6'-512"
3'-212"6'-0"3'-412"9'-512"14'-1112"2'-712"2'-712"
CL2'-312"3'-138"2'-038"2'-038"3'-138"2'-312"7'-514"7'-514"36" C.O.3'-534"36" C.O.APPROX.36" WIDEREF.PANTRYCABSTOR.STOR.16"DOOR16"DOORPANTRY
CAB
24" BASE
48" RANGE
24" BASE
24" UPPER
36" BASE
24" UPPER
36" UPPER
18" TRASH18" SINK18" BASE18" BASE 24" BASE 24" BASE
11'-5"
11'-512"12'-412"11'-4"2'-6"4'-0"13'-11"5'-0"6'-1012"1'-712"
4'-6"RO: 72" x 72"36" SLIDER36" SLIDERRO: 48" x 72"RO: 48" x 36"
RO: 48" x 72"RO:12"
x
72
"RO:12" x 72"1'-812"3'-0"4'-9"3'-9"4'-0"3'-9"3'-812"
CL
CL
CL CL CL CL
RO: 30" x 96"RO: 30" x 96"RO: 36" x 96"RO: 42" x 96"RO: 42" x 96"RO: 36" x 96"7'-0"7'-0"RO: 72" x 72"CLRO: 36" x 72"2'-712"RO: 36" x 72"
#2207DRAWING SYMBOL LEGENDTYP.EQ.SIM.U.N.O.V.I.F.N.I.C.A.F.F.EXIST.TYPICALEQUALSIMILARCENTERLINEUNLESS NOTEDOTHERWISEVERIFY IN FIELDNOT IN CONTRACTABOVE FINISHEDFLOOREXISTINGEXTERIOR ELEVATION ORSECTION MARKERINTERIOR ELEVATIONMARKERDETAIL MARKERDOOR TAGWINDOW TAGPLUMBING TAGAPPLIANCE TAGCLXXXXAX.X00A101101Designed By:3640 Edison Lakes Pkw.Mishawaka, IN 46545TEL. (c): 574.229.6659South Bend, Indiana419North Shore DriveNavarre PlaceChapman ResidenceTraditions CustomBuilders, LLC08.05.22SBHPC SUBMISSIONNOTE:- ALL EXTERIOR DIMENSIONS TAKEN TO OUTSIDE OF FRAMING.- ALL INTERIOR DIMENSIONS TAKEN TO INSIDE OF FRAMING.- INSURE TRUSSES DO NOT FALL ON CENTER OF HALLS, ROOMS, ETC.- CRAVE6408 FRAMING DIMENSIONS: FRAMER TO VERIFY W/ SPEC SHEET. 60-1/4" WIDE, 6-1/2" AFF TO TOP OF 2x4 PLATFORM AND XX" TO BOTTOM OF HEADER.- 10' FIRST FLR. 2x6 EXTERIOR WALLS, 2x6 WALLS AS SPEC'D ON PLANS.- LVL HEADERS OVER DOUBLE WINDOWS/DOORS AND LARGER; LVL HEADERS OVERALL CASED OPGS 60" WIDE AND LARGER.- *DIM* DENOTES CRITICAL DIMENSION.- MASTER SUITE: INSULATE WALLS, CEILING,AND FLOOR FLOOR FOR SOUND.- GARAGE: INSULATE, FINISH, AND PAINT.- APARTMENT: INSULATE BEDROOM WALLSAND FLOOR FOR SOUND.- WINDOW R.O.'S ARE IDEALIZED SIZED,MANUFACTURER TO PROVIDE FINAL SPECSAND DETAILS TO BUILDER & FRAMER.- CABINET MAKER TO SUPPLY ALL CROWNIN KITCHEN, PANTRY, MUD RM., LAUNDRYWHERE CABINETRY RUNS TO CEILING.A2.1SECOND FLOOROVERALL PLAN1SECOND FLOOR PLAN - OVERALLSCALE: 3/32" = 1'-0NORTHPART APART BPART APART B
1SECOND FLOOR FINISH PLANSCALE: 3/16" = 1'-0NORTHA1.2bSECOND FLOORFINISH PLAN5'-10"4'-0"2'-712"7'-8"2'-6"2'-6"1'-512"
28" DOOR
28" DOOR
24" SLIDER24" C.O.30" DOOR28" DOOR
28" DOOR 24" SLIDER24" C.O.30" DOORBEDROOM 2LVPCLDN 18RBEDROOM 1LVPREADING BALCONYLVPBATH 1LVPBATH 2LVPCLOSETLVPCLOSETLVP5'-4"6'-2"3'-10"5'-4"5'-4"7'-1012"7'-512"15'-4"10'-8"15'-4"12'-512"6'-512"27'-2"1'-8"28'-10"3'-1014"5'-0"6'-2"15'-014"3'-1014"5'-0"6'-2"15'-014"2'-7"3'-0"4'-2"4'-6"3'-5"6'-712"6'-4"4'-0"4'-0"6'-4"3'-5"6'-712"4'-412"
2'-7"3'-0"4'-2"4'-6"
7'-8"2'-212"2'-912"1'-512"CLCLLANDINGLVPRO: 48" x 60"RO: 36" x 60"RO: 36" x 60"RO: 48" x 18"
RO: 48" x 18"
2'-0"8'-0"2'-512"
RO: 24" x 60"RO: 24" x 60"RO: 36" x 60"RO: 36" x 72"RO: 36" x 60"RO: 36" x 60"#2207DRAWING SYMBOL LEGENDTYP.EQ.SIM.U.N.O.V.I.F.N.I.C.A.F.F.EXIST.TYPICALEQUALSIMILARCENTERLINEUNLESS NOTEDOTHERWISEVERIFY IN FIELDNOT IN CONTRACTABOVE FINISHEDFLOOREXISTINGEXTERIOR ELEVATION ORSECTION MARKERINTERIOR ELEVATIONMARKERDETAIL MARKERDOOR TAGWINDOW TAGPLUMBING TAGAPPLIANCE TAGCLXXXXAX.X00A101101Designed By:3640 Edison Lakes Pkw.Mishawaka, IN 46545TEL. (c): 574.229.6659South Bend, Indiana419North Shore DriveNavarre PlaceChapman ResidenceTraditions CustomBuilders, LLC08.05.22SBHPC SUBMISSION
12
12
12
1212
12
12
8
12
8
12
8
2ND FLR
11'-2"
1ST CLG
10'-0"
1ST FL
0'-0"
2ND CLG
20'-2"
T/O RIDGE
36-'-5"
#2207
DRAWING SYMBOL LEGEND
TYP.
EQ.
SIM.
U.N.O.
V.I.F.
N.I.C.
A.F.F.
EXIST.
TYPICAL
EQUAL
SIMILAR
CENTERLINE
UNLESS NOTED
OTHERWISE
VERIFY IN FIELD
NOT IN CONTRACT
ABOVE FINISHED
FLOOR
EXISTING
EXTERIOR ELEVATION OR
SECTION MARKER
INTERIOR ELEVATION
MARKER
DETAIL MARKER
DOOR TAG
WINDOW TAG
PLUMBING TAG
APPLIANCE TAG
CL
X
X
X
XAX.X00
A
101
101
Designed By:
3640 Edison Lakes Pkw.
Mishawaka, IN 46545
TEL. (c): 574.229.6659
South Bend, Indiana
419
North Shore Drive
Navarre Place
Chapman Residence
Traditions Custom
Builders, LLC
08.05.22 SBHPC SUBMISSION
A2.2
EAST
ELEVATION
1 EAST ELEVATION
SCALE: 1/8" = 1'-0
NOTE:
- ALL EXTERIOR DIMENSIONS TAKEN TO OUTSIDE OF FRAMING.
- ALL INTERIOR DIMENSIONS TAKEN TO INSIDE OF FRAMING.
- 10-0" HIGH FIRST FLOOR CEILING.
- 9'-0" HIGH SECOND FLOOR CEILING.
GAFF STATELINE ASPHALT SHINGLES
BRICK QOINS AT CORNERS
SOLDIER COURSES AT TOP OF WALL
WINDOWS WITH SANDSTONE EXTERIOR
GENERAL SHALE OLD BISCAYNE
BRICK AS BASIS OF DESIGN
GAFF STATELINE
ASPHALT SHINGLES
LP LAP SIDING
WITH 4" EXPOSURE
1x4 TRIM
12
8
12
8
12
8
12
12
12
12
12
12
12
12
2ND FLR
11'-2"
1ST CLG
10'-0"
1ST FL
0'-0"
2ND CLG
20'-2"
T/O RIDGE
36-'-5"
#2207
DRAWING SYMBOL LEGEND
TYP.
EQ.
SIM.
U.N.O.
V.I.F.
N.I.C.
A.F.F.
EXIST.
TYPICAL
EQUAL
SIMILAR
CENTERLINE
UNLESS NOTED
OTHERWISE
VERIFY IN FIELD
NOT IN CONTRACT
ABOVE FINISHED
FLOOR
EXISTING
EXTERIOR ELEVATION OR
SECTION MARKER
INTERIOR ELEVATION
MARKER
DETAIL MARKER
DOOR TAG
WINDOW TAG
PLUMBING TAG
APPLIANCE TAG
CL
X
X
X
XAX.X00
A
101
101
Designed By:
3640 Edison Lakes Pkw.
Mishawaka, IN 46545
TEL. (c): 574.229.6659
South Bend, Indiana
419
North Shore Drive
Navarre Place
Chapman Residence
Traditions Custom
Builders, LLC
08.05.22 SBHPC SUBMISSION
A2.3
WEST
ELEVATION
1 WEST ELEVATION
SCALE: 1/8" = 1'-0
NOTE:
- ALL EXTERIOR DIMENSIONS TAKEN TO OUTSIDE OF FRAMING.
- ALL INTERIOR DIMENSIONS TAKEN TO INSIDE OF FRAMING.
- 10-0" HIGH FIRST FLOOR CEILING.
- 9'-0" HIGH SECOND FLOOR CEILING.
GAFF STATELINE
\ASPHALT SHINGLES
BRICK QOINS AT CORNERS
SOLDIER COURSES
AT TOP OF WALL
GENERAL SHALE OLD
BISCAYNE BRICK AS
BASIS OF DESIGN
GAFF STATELINE
ASPHALT SHINGLES
LP LAP SIDING
WITH 4" EXPOSURE
1x4 TRIM
WINDOWS WITH
SANDSTONE EXTERIOR
BRICK QOINS AT CORNERS
12
12
12
12
12
12
12
8 12
8
12
8
12
12
2ND FLR
11'-2"
1ST CLG
10'-0"
1ST FL
0'-0"
2ND CLG
20'-2"
T/O RIDGE
36-'-5"
#2207
DRAWING SYMBOL LEGEND
TYP.
EQ.
SIM.
U.N.O.
V.I.F.
N.I.C.
A.F.F.
EXIST.
TYPICAL
EQUAL
SIMILAR
CENTERLINE
UNLESS NOTED
OTHERWISE
VERIFY IN FIELD
NOT IN CONTRACT
ABOVE FINISHED
FLOOR
EXISTING
EXTERIOR ELEVATION OR
SECTION MARKER
INTERIOR ELEVATION
MARKER
DETAIL MARKER
DOOR TAG
WINDOW TAG
PLUMBING TAG
APPLIANCE TAG
CL
X
X
X
XAX.X00
A
101
101
Designed By:
3640 Edison Lakes Pkw.
Mishawaka, IN 46545
TEL. (c): 574.229.6659
South Bend, Indiana
419
North Shore Drive
Navarre Place
Chapman Residence
Traditions Custom
Builders, LLC
08.05.22 SBHPC SUBMISSION
A2.4
NORTH
ELEVATION
1 NORTH ELEVATION
SCALE: 1/8" = 1'-0
NOTE:
- ALL EXTERIOR DIMENSIONS TAKEN TO OUTSIDE OF FRAMING.
- ALL INTERIOR DIMENSIONS TAKEN TO INSIDE OF FRAMING.
- 10-0" HIGH FIRST FLOOR CEILING.
- 9'-0" HIGH SECOND FLOOR CEILING.
GAFF STATELINE ASPHALT SHINGLES
BRICK QOINS AT CORNERS
WINDOWS WITH SANDSTONE EXTERIOR
GENERAL SHALE OLD BISCAYNE
BRICK AS BASIS OF DESIGN
LP LAP SIDING WITH 4" EXPOSURE
1x4 TRIM
OVERHEAD DOOR
MATCH APPEARANCE
OF OTHER WINDOWS
AND DOORS