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4.1 - 4.3 PCSR 06-11-2013 City REQUEST FOR ACTION River TO ITEM NUMBER Planning Commission 4.1 —4.3 AGENDA SECTION MEETING DATE PREPARED BY Planning June 11, 2013 Jeremy Barnhart, Deputy Director, CODD ITEM DESCRIPTION REVIEWED By Requests by Tim Pomerleau for a Conditional Use Permit, Zone Change and Preliminary Plat Approval for Kliever Lake Fields REVIEWED BY 4th Addition, Case No.'s CU 13-06, ZC 13-03 and P 13-01 ACTION REQUESTED Staff recommends approval of the following requests: Conditional Use Permit (CU 13-06) Zone Change (ZC 13-03) from R-3 to PUD Preliminary Plat (P13-01) Subject to the following conditions 1. The property shall be rezoned to PUD and a Planned Unit Development Agreement shall be agreed to. 2. The development shall meet all applicable fire codes. The Fire Chief shall verify the location of all fire hydrants, and may require additional hydrants necessary to preserve the health and safety of the residents. 3. A common platted lot shall be provided to cover access drives,green areas, and utilities. A blanket drainage and utility easement shall cover this lot. 4. A NPDES permit is required prior to final approval of construction drawings. 5. Landscaping improvements shall be made as recommended in staffs exhibit A. 6. Utility connections shall be made as recommended in staffs utility recommendation,exhibit B 7. Utility abandonment plan shall be approved by the City Engineer. 8. A letter of credit in the amount of 100%of the cost of the landscaping and utility improvements shall be submitted prior to the releasing of the Final Plat for recording. 9. All required subdivision shall be provided in an electronic format(.dwg file) as required by the City Ordinance and Land Use Application prior to recording of the plat. 10. This approval of the Preliminary Plat shall expire after 1 year,unless the property owner or owner's agent has submitted a Final Plat or letter of request for extension. 11. Satisfaction of the easement vacation issue as part of Kliever Lake Fields 3rd addition to the satisfaction of Center point energy. E R E D ii Case File:P 13-01 Kliever Lake Fields 4th CU 13-06 Page 2 ZC 13-03 Applicant Tim Pomerleau Location/ Address SE corner of 181st Avenue and Fillmore Street, about 5.7 acres. 60 Day Rule The City must take action by June 29, 2013* *The 60 day rule applies to the Zone Change,and Conditional Use Permit. This may be continued for an additional 60 days. The Preliminary Plat must be acted on within 120 days. OVERVIEW The property owner seeks approval of several applications, all intended to permit the platting and construction of the undeveloped portion of Kliever Lake Fields 3rd addition. The actions requested include: Conditional Use Permit (CU 13-06) Zone Change R-3 to PUD (ZC 13-03) Preliminary and Final Plat(P 13-01) Additionally,applications to be reviewed by the City Council have been filed for an easement vacation and the final plat. BACKGROUND/PRECEDENT The subject property was platted as Kleiver Lake Fields 3rd addition in August of 2005 (P 05-09). This project was originally developed under standard R-3 zoning. The public street and many of the utilities have been installed, as have many of the private drives and utility services to the lots. Shortly after plat approval,housing sales drastically slowed down as part of the economic recession. Only five of the original 13 multi-unit townhome structures (30 of 78 units) were constructed. The remaining structures and units were not completed. The property owner,recognizing the challenge of selling the back to back townhome product, desires to repurpose the project into a smaller lot, single family home product,with elimination of three of the private drives. The housing options are limited to the two options outlined by the Planned Unit Development agreement, though staff supports some limited flexibility to avoid having to amend the PUD agreement if a change in shingle color was in the best interest of the project and the city, for example. Each of the proposed 21 single family lots will have an individual private driveway connect to a private street. Each private street connects to a city street. The city will not maintain these streets, or the utilities within. Each lot is sized to accommodate a deck or a patio. The Council should determine if sheds are appropriate in this area. Staff recommends that the PUD agreement prohibit sheds and other detached structures, due in part to the limited areas and the desire to maintain green space. The open (green) spaces,and drives will be maintained by a homeowners association. Staff recommends that fairly stringent rules apply to the use of the back yard areas. The concern is that in areas with multiple owners, N:\Departments\Community Development\Planning\Case Files\P\P 13-01 Kliever Lake Fields 4th\SR to PC Kliever Lake Fields 4th 7-11-13.docx Case File:P 13-01 Kliever Lake Fields 4th CU 13-06 Page 3 ZC 13-03 especially areas with smaller lots, a wide variety of maintenance standards is likely, causing an unkept appearance. At a high volume intersection, this affects the perception of the city. GENERAL INFORMATION Location Existing Use Comprehensive Plan Current Zoning Designation Subject Partially Urban Residential R-3 Property developed residential North Undeveloped Urban Residential R-1d South Developing Urban Residential R-3 residential East Residential Rural Residential R-1a West Residential Urban Residential R-3 APPLICABLE REGULATIONS Subdivision These findings are necessary for the city council approval of the preliminary plat and the final plat: 1. The proposed subdivision is consistent with the_zoning regulations(article VI of this chapter)and conforms in all respects with all requirements of this Code, including the_zoning regulations and this article. 2. The proposed subdivision is consistent with all applicable general and specialized city, county, and regional plans, including, but not limited to, the city's comprehensive development plan. 3. The physical characteristics of the site, including but not limited to topography, soils, vegetation, susceptibility to erosion and siltation, susceptibility to flooding, and drainage are suitable for the type and density of development and uses contemplated. 4. The proposed subdivision makes adequate provision for water supply, storm drainage, sewage transportation, erosion control and all other services,facilities and improvements otherwise required in this article. . 5. The proposed subdivision will not cause substantial environmental damage. 6. The proposed subdivision will not conflict with easements of record or with easements established by judgment of a court. 7. The proposed subdivision will not have an undue and adverse impact on the reasonable development of neighboring land. 8. The proposed subdivision is not premature.A subdivision is premature if any of the following exists: a. Lack of adequate stormwater drainage. b. Lack of adequate roads. c. Lack of adequate sanitary sewer ystems d. Lack of adequate off-site public improvements or support systems. N:\Departments\Community Development\Planning\Case Files\P\P 13-01 Kliever Lake Fields 4th\SR to PC Kliever Lake Fields 4th 7-11-13.docx Case File:P 13-01 Kliever Lake Fields 4th CU 13-06 Page 4 ZC 13-03 In the review of the standards for Final Plat as outlined,it appears that the request is consistent with all of these standards. Conditional Use Permit The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location: 1. Will not endanger, injure or detrimentally affect the use and enjoyment of other properg in the immediate vicinity or the public health, safety, morals, comfort, convenience or general welfare of the neighborhood or the city. 2. Will be consistent with the comprehensive plan. 3. Will not impede the normal and orderly development and improvement of surrounding vacant property. 4. Will be served adequately by and will not adversely affect essential public facilities and services including streets, police and fire protection, drainage, refuse disposal, water and sewer systems,parks and schools;and will not, in particular, create traffic congestion or interference with traffic on adjacent and neighboring public thoroughfares. 5. Will not involve uses, activities,processes, materials, equipment and conditions of operation that will be detrimental to any persons or proper )because of excessive traffic, noise, smoke,fumes,glare, odors, dust or vibrations. 6. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. 7. Will fully comply with all other requirements of this Code, including any applicable requirements and standards for the issuance of a license or permit to establish and operate the proposed use in the city. If denial of such a permit should occur,it shall accompany recommendations or determinations by findings or a report stating how the proposed use does not comply with the standards set forth in Section 30-654. In the review of the standards for CUP as outlined,it appears that the request is consistent with all of these standards. Rezoning In reviewing a proposed amendment, consideration shall be given to existing conditions within the area directly and indirectly affected by the proposal, the conservation of propero values, the use to which the property affected is being devoted at the time, and relevant provisions, if any, in the land use plan. ANALYSIS Conditional Use Permit A Conditional Use Permit (CUP) is proposed to allow for the rezoning of the property from R-3 to PUD, Planned Unit Development. All Planned Unit Developments acquire a CUP as part of the development approvals. This also establishes the Planned Unit Development Agreement,which outlines the application of the zoning requirements to the future land owners. Zone Change The Planned Unit Development zoning provides flexibility from the strict application of the R-3 zoning district to the mutual benefit of both parties. While the project will be patterned in many ways to be consistent with R-3, the proposal does not meet all requirements,including frontage on public streets, the required setback from major streets, and the design materials standards. The PUD process, an open, transparent review of a project,is supported in lieu of a number of variances, some of which could not be granted. N:\Departments\Community Development\Planning\Case Files\P\P 13-01 Kliever Lake Fields 4th\SR to PC Kliever Lake Fields 4th 7-11-13.docx Case File:P 13-01 Kliever Lake Fields 4th CU 13-06 Page 5 ZC 13-03 Easement Vacation (The Easement vacation is not reviewed by the Planning Commission;information is provided for additional background.) The original development included a single, common lot, (Lot 49, Block 1 Kliever Lake Fields 3")). A drainage and utility easement was placed over the entirety of this lot, to facilitate the provision of small utilities(electricity, natural gas, cable, telephone, etc.). With the redevelopment of the project, this common lot (and its easement)are inconsistent with the development plans proposed. Although a replatting is proposed, the easements remain in place until vacated. To date, the City has received one comment on the easement vacation,from Centerpoint Energy, who has placed utilities in the area to serve the then future Kliever Lake Fields 3rd It is thought that these utilities will fall within the proposed easements as part of the plat, although this has not been confirmed. Staff does not support the vacation of the easement prior to agreement by Centerpoint Energy. Preliminary Plat. The proposed subdivision is a reduction on the number of units from the previous approval. The applicant proposes 21 units where 48 units were to be located. The proposed housing style is one that is not prevalent in the City of Elk River, and does offer an alternative to the attached townhome and detached larger lot single family home. Color examples are attached. Building plans. The project proposes a single level, slab on grade two-bed, two-bath residential structure. The exterior of the structure will be finished in one of two options. Exteriors will consist of vinyl shakes,vinyl lap siding, and stone. Design. The front facade of the structures meet the design requirements of the R-3 zoning district. However, the remaining exposed surfaces of the structures are lap vinyl siding and do not meet the requirement. The PUD zoning designation allows the Council and the developer to agree on a number of details,including the design details. The Planning Commission and City Council should review this to determine if the proposal is appropriate for the area. The original assumption of the R3 zoning district was of large, massive structures, elevating the need for visual interest and texture. This concern is somewhat mitigated with the smaller buildings set at varying planes. The staff recommended landscaping further addresses the issue. Storage. The R-3 zoning district requires a certain amount of storage space, either in the form of a basement, or a larger garage area. The proposal includes a slightly larger garage area, and roof trusses designed to support 264 sq. ft. of storage above the garage,in an attic space. Staff supports this proposal. Staff does not support additional detached storage. Outlots. The proposed preliminary plat shows the drives and the parking areas to be platted at outlots. Staff objects to this configuration, as in similar situations,in a number of years these properties may become tax forfeit, and the City will either be forced to acquire them, or let them go to the market, where their ability to provide and maintain service to. These outlots should be added to other lots. Parks Park dedication has been satisfied with the original development of Kleiver Lake Fields 3rd N:\Departments\Community Development\Planning\Case Files\P\P 13-01 Kliever Lake Fields 4th\SR to PC Kliever Lake Fields 4th 7-11-13.docx Case File:P 13-01 Kliever Lake Fields 4th CU 13-06 Page 6 ZC 13-03 Transportation/ Circulation Currently, there are eight private drives planned to serve seven multi-family,back-to-back configured buildings. Due to this configuration,garage doors were located on both sides of a building. As they were not required for access with the proposed configuration, the majority of these drives were removed. Portions were retained to provide off street visitor parking to satisfy parking requirements for townhome projects. Utilities Existing utilities under the private drives will be capped and abandoned. The water lines will terminate in a fire hydrant, to avoid impacting the existing public street. The abandonment will need to be completed to the satisfaction of the City Engineer and Utilities, as approved as part of the construction documents. The easement vacation issue will need to be resolved to the satisfaction of Center point Energy. Elk River Municipal Utilities has suggested the extension of water lines in two areas, of which the applicant has agreed to neither. 1. ERMU requires that the water system be connected to the water main along the south side of 1815[Avenue in the NE corner of the project. This connection was either overlooked or not required at the time of the original development;however,it is entirely appropriate to require this connection prior to the redevelopment. 2. ERMU requires a connection of the water services between the lines in outlot B and outlot D. Grading/ Drainage Part of the proposal includes a reshaping of the storm water retention pond. The volume of water storage remains the same. Landscaping The R-3 zoning district has clear criteria for the development of landscaping plans, and although not zoned R-3, staff strongly recommends that the standards outlined in R-3 are applied to the proposed development. The landscaping plan proposed by the developer lacks certain features,and exposes some parts of the project visually. The plan provides for some screening along the arterial streets on the north and east side of the projects,while the NW face of the units are exposed from 181st street. With the vinyl siding in this area, staff recommends some additional screening to visually break up the expanse of these walls. Additionally,a foundation plan needs to be provided, to include at least 5 shrubs per unit. Lastly, screening needs to be provided adjacent to the guest parking areas. Staff's recommended condition are based on the criteria outlined in Section 30-994 (h), all as shown on staff exhibit A: • A foundation plan must be provided, and include 5 shrubs and 1 over story tree per unit. • Additional landscaping shall be added in areas to minimize visual impact to public streets, provide shade,and parking lot screening. ATTACHMENTS • Location Map • Applicant's Narrative dated April 30, 2013 • Applicants response letter dated May 24,2013 N:\Departments\Community Development\Planning\Case Files\P\P 13-01 Kliever Lake Fields 4th\SR to PC Kliever Lake Fields 4th 7-11-13.docx Case File:P 13-01 Kliever Lake Fields 4th CU 13-06 Page 7 ZC 13-03 • Preliminary Plat as prepared by Pioneer Engineering,received May 30, 2013 • Landscaping Plan revised dated May 29, 2013 • Architectural Drawing,material samples dated received May 30, 2013 • Landscaping Plan, staffs recommendation, exhibit A • Utility Plan, staffs recommendation, exhibit B Action Motion by Second by Vote Follow Up N:\Departments\Community Development\Planning\Case Files\P\P 13-01 Kliever Lake Fields 4th\SR to PC Kliever Lake Fields 4th 7-11-13.docx 1 i -J 36 181st AVE it 180th LN ' 1:111 o & YII I k' li � #41LLI 1111 , ‘0. "Ili 41 Mg i � wi 80 q �;, � ad A itm re - ' t4 , immut i= [Emma N 4 ,,.....4 limmumilrASINI JO 'IV ; 1 Oil, ,, _, ° 1 1 i IIIW KLEIVER LAKE Ilk/ . # FIELDS • 2 ital.PARK IMMEmlimilmnimAtiik 1 l l � ( i MAqStc/ W i s \1fl \> / �. T .F EI P 13-0I, CU 13-06, ZC 13-03, EV 13-02 Location Map TIM POMERLEAU T Aver N To: City of Elk River From: Meadow Creek Builders-Tim Pomerleau Re: Kliever Lake Fields 4th Addition Date: April 30, 2013 MEMO Kliever Lake Fields 4th Addition is a 21 unit single family development within Kliever Lake Fields located in the southwest quadrant of Fillmore Street and 181st Avenue. Kliever Lake Fields is a development that began over 7 years ago with a mix of single and multi family products. This application is requesting to re-plat the northeast portion of this development from townhomes to a single family detached product. The applications being made are a re-zoning from R-3 to PUD, a conditional use permit for the PUD, preliminary plat, and final plat. The original plat is for 42 back to back townhomes. These types of townhome units are not presently viable to build new. Since the housing market crash starting several years ago,the market for this type of unit has suffered greatly. There are many townhome foreclosures in the area that are selling for well below what we could build them for brand new. The townhome market is still healing and until that comes back in this area, it is not in anybody's best interest to put brand new townhomes on the market that may not sell for quite some time. Meadow Creek Builders have paid out over$100,000 in property taxes since acquiring this neighborhood and have waited for some good signs in the housing market. We are seeing really good signs with this type of reduced lot single family home and there are neighborhoods similar to the one we are proposing that are having great success all over the metropolitan area including the north and northwest metro. We plan on placing a starting price for these homes at$180,000 which will provide a single-family home buying option to buyers who do not want a townhome and are not able to enter the higher price point single-family home markets. Not only are the types of homes we are proposing more viable in today's market but they will make a very nice single family addition and an additional life-cycle housing choice to Elk River and to the Kliever Lake Fields neighborhood. We are asking for a reduced setback along Fillmore Street NW from 50' to 25' minimum. We will maintain 50' setback along 181St Avenue NW. We would also request 10' between buildings and 25' setback along the internal right of way. Because we are reducing the density on this plat by half,we are requesting some dispensation in the setback requirements so we can get 21 single family lots. We will provide a vegetative buffer between the homes and Fillmore Street as we did on the original plat. This buffer is comprised mainly of evergreen trees with some birch dispersed throughout. We appreciate you taking the time to consider our PUD application. We look forward to working with the City on Kliever Lake Fields 4th Addition and we are confident we will provide a successful,attractive new neighborhood to the City of Elk River. DATE RECEIVED PI1NEERengineering MENDOTA'HEIGHTS CORPORATE OFFICE .: 422 Enterprise Rrive CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS Mendota Heights,MN,55120 phone (651)681-1914, fax (651)681-9488• May 24,2013 Mr.Jeremy Barnhart City of Elk River 13065 Orono Parkway Elk River,MN 55330 Re: Kliever Lake Fields 4r1i addition: Preliminary and Final Plat Conditional Use Permit Zone Change Easement Vacation Dear Mr.Barnhart, Please find below our response to your review comments dated May 16,2013. Engineering/Water 1) All abandoned sewer mains in the public right of way should be sand filled and capped in the manholes in the street. Plans revised per comment. 2) The water lines serving the former buildings under the private drives are considered private. While not recommended,they may be abandoned in place. However,to avoid the cost of removing the public corp fitting in the street(and replacing a portion of the public street) that serves these private lines,the fire hydrants should be relocated to the edge of the ROW. Plans revised per comment. 3) There are concerns regarding water stagnation issues for lots that feed off of Outlot B and Outlot C. It is recommended that a connection be made between these two drives to address the water gnality concern. The amount of water and the time required to fully exchange the water in the main was calculated to determine if stagnant water would result in water quality issues. The pipe in outlot B is 160 ft. in length.A 6 inch pipe of this length contains 235 gals of water.The estimated consumption for 3 buildings is 75gpd x 3units=225 gal. The water in the line will be replaced once every day for 3 units and twice per day for 6 units.Additionally each lot will have a lawn irrigation system supplied from the home. It would appear based on this calculation water quality should not be an issue.Tim Pomerleau discussed water quality with the home owners in the 3 units which are the only users on a 6 inch.They did not express any complaints about water quality. 4) Elk River Municipal Utilities recommends that the water main in outlot D be extended and connect to the water main running alongside the County Road, on the north boundary of the project to provide another feed into the development. This should have been part of the original improvements,but was neglected. The connection from outlot D to the county road was not made with the original development.At the time of construction of the 1"— Additions there was no water line in the CSAH 12 right of way. Has one been constructed since then? The private water system within the development does not require an additional connection to the public system for water quality or quantity. If the issue is more regional and necessary for the entire development (Klievers Lake 1"through 3' Additions) then the cost should be borne by all the development not just by 21 lots. Streets 5) All private drives should terminate in a barrier curb. Plan revised as noted. 6) A Homeowners association agreement(pursuant to Minnesota Statutes ch. 515A, article 2 for condominiums, or Minnesota Statutes ch. 515B, for townhome subdivisions)will need to be prepared to govern the maintenance of the common areas,private drives and utilities,prior to approval of the Final Plat. Please provide a copy of those documents for review by the City Attorney as soon as possible. A homeowners association will be created. Landscaping/Vegetation 7) Comments regarding the landscaping will be forthcoming.These comments will be based on the requirements of Section 30-994 g-4. R-3 residential versus Planned Unit Development zoning. 8) Staff supports the application to rezone to PUD to afford some flexibility from the strict setback requirements,with the understanding that the project remain generally consistent with R-3 zoning. The following comments are based on the review of Section 30-994: (2.a) Please provide materials and colors proposed for the project. Are all units the same? Please identify interior storage areas. (2.e) Please identify total square feet of the different building materials. (3b) Please verify that the garage area meets the 584 square foot storage area. (g) guest parking will need to be provided at a rate of 1 space per two dwelling units. The builder will furnish additional architectural information. Eleven guest parking stalls have been added to the plan Centerpoint Energy 9) Counterpoint Energy has expressed concern over the proposed vacation of the easement the throughout the Lot 49,Block 1. Based on the previous approval,they have installed utilities in these areas. Please correspond with Centerpoint to ensure that they are comfortable with the easement vacation and their concerns are addressed. Their comment letter, along with corresponding exhibits is attached. Centerpoint has been contacted. The easement vacation that they are concerned about will be recreated with the final plat. It is anticipated that the vacation and the final plat would be filed at the same time. If you have any questions or require further information,please call me at 651-251-0630. Sincerely, PIONEER ENGINE ' NG P.A. Z 7 Pauli. Che --,P.E. 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FILLMORE STREET NW m — $ in ;O g f;g Xg 2; € £$ ; €: DF A !9; :a g8 3g r A4 L'(' L93 i 0 C3 CO E 11 g mom A m = 4� "'� m gm m4'F w 8r PI a' c Y m m mm m Fo ;g 4 0 mom e S z oAA� y 0 ■ ��jj''�� mgv n v, m m i Mil °�=m < , 0X' 2 K K t1 m A mg im € �; m m 3m>g m = C .A N z O F i' M m >1 VI " 6=_ $ $'''''' g � o z g= rn m z m ° >°N m Fq = c e g - 52Y� A " m m_NO z ,w0 R F g»� ^ A g $"= g X ; > g 'egg M' m m azs�8 �O°� P. --° m$ m = gr _1 k _ ' R F a czar Fir to PrP11 o -q° gl- ^g ^ § q - ° mgv- q ° mAC�m-t"iah0 F a' c F m 6 9 g �oP; R a s mg?.3 73o = ; 9 p=rrl 8 PK5 m �° og $ g ^A$q o / C� a �z �`r�' m P� o • _ t3. g ^9or m >gi vi amFm�z 6'or�r =,, yg m a g 9 q F o `� �� AND ap�y °_ "g 0 E g ' Rc47, g > A z m A gm m P s g'cg` s ° y cry°y r� m g $g g a Y vgt°n i E co mA ^a $� "s m � ms =A aogAg- "F, ;Sa1=me ma;m g !q^4 ,ya 'o2 o C" � m € $=m om ell 2A2 , o cqo i ,,m;oam.9 6os=JYp§ o§° g° � omg �=9'>mm p° €Bg >a °2°°%mss_ m6mm" m1 rm=m-p kx_ z mPm4= og J €X°a= Xgg g;$ g^;;;4>g '8g rn N N Q N[>' N z� °sm8vPn "72-1 2Fq vy rt4,"A em grovz m>. > m El N N N V�q° W2L1gg,FRe'=y > - 0 $o `"Fr>„o,� ':» ,” F 6 's>$ m m m m Y o :91_1>c c o � 3 _ oo rn:mrnfc 1 Cep n yf�\,`\‘ I ��� °e,° 3,:° in •• l '.► I 4 \Y�ry•�� IA €1',fti� o o 0 m co a �+ E "/�4 1 , t, r{��if D e I `'7 D D 5. ��e� (,�/ Y V( Z ie ° Z z e� �,h to CI n lam` V'\ Z ( \ �o°o0oe.o o o c o F m f* MI Z a Fri mm° m m EA Fp rn§ Na `F x m H o° �� 4C: 6; y N :q = ^ mm = o7Y 4 D iqF> " g Aw � gi r• ° m Y gg=O o z IP> Qgg °4g� r ''. S:V ot/r o m .O. mmg °€°q ° "g� m�E g�q g m s 8 rl` Z- a vent ea reel. 2'-0" vinyl aiding ❑ ❑ ❑ ❑ vent m reel. RIGHT ELEVATION e d ® vinyl Hding .... .hmwn wall eelleMl parch a eP REAR ELEVATION saes vs"•ice — — • ® vinyl aiding 4 NOTE, All openings to exterior must be LEFT ELEVATION caulked 4 flashed,Flashing le red. ex.I,e"•p.c° where all roof 4 vertical surfaces meet or where siding material change*. ELEVATION NOTES, �■ewa■niiirrealloilifillinialri�g�-� �m front gables 9,12 W/I'•6"soffit sellien� a■�� T by ■ e �■ a amleali ■r. ■■� r. ww mii ��,42=i tea. 2'O"soffit W!e,12 roof r ■����r �s�■ Mme}, 1'-0"O.W.gable ands uo .L ■wri■� �i � 71 ra ■rna. r inM ��� 111E . ee�■■ s■1 vinyl shakes front gables l w��r1 �(I ���,,, ,w yyya�mnl�y� _. air~■■ �. vinyl lap siding as shown ■.w■ arw ��11' AV—�����III�����,,,e ■a�i r■■rl■ �s■ 11r� ■ � lAiiii ad 1.1 yrrTrwaar 1 4 J1 Ia.�y■■1r1■Irr■ M M! IW Tit■■■r■ ?atom as shbuln � w�a"��,f■ — ■ aw � �� r .I a ■■d aA . �11� gN �A. �s■r wii■rwi�wZ.a""w■ - Num-zir a. 1V z. Anam ri mime'il�a'�� " rw a*■ ilmO r millIM`Nr. EIMM r■rl�g Y^'..oi Ig ICI %#wa.a+=1114 rlll(raw._:_. il h ■—■I■.■■■ z:11:: .. i.. .. .wa . .. c,J I '■','�'', .. I■. ar. .1. ..I Dud to velous site conditions I�/f - ■rwaaw wrap., r-ir of Individual lots,the grade line - ..'. ®®®®®1 1111 tl I represented by this print are for _ �'- ®� wh ®®®®®®� They n purposes only. i;rr��� ,,• pp''''��''¶¶ ® finished oracle eGt I 1� 0�®EJl®®® The reel actual �Ei _._,__ _._m_-- _ _, _____ __.__ —_- _ FRONT ELEVATION _._w scale 1/4"•1'-O" we I of 4 front elevation note NOTE, vinyl shakes 64 eq.ft,(23%) contractor to verify all notes, atone 19 sq.ft,(90%) conditions,and dimensions,and vinyl lap 120 sq.ft.!46%) be responsible for the came. DATE RECEIVED . MEADOUJ CREEK BUILDERS 5130/3 .10=4• 144-0• I3`-8° NOTE: 1-0` eln.3"bearing a ea and INOTE: of all macro-he beans, e f a- 7 4 s contractor to vertfU all notes, and m/epee of Or cordit ,and dimensions.and gr�ter- iam 10'xQ'aptioral be nespomftle for the sane. f noted) mete patio Is __ NOTE: - •; provide toad bearing under OPTIONAL PORCH all beans,headers,girders ¢ vaulted . • dawn to Foundation. -tnmees•24"o-c./ NOTE: NOTE: 5'-4° 1 I.2° teas t,joist rag to verify All headers 2-2x10's tedese 4•-0° 1 6•-0° ( 4•-O• elze 4 spacing of all trusses/ noted otherwise Joist. bd w.--Q 1 itrusees•24"o a / 4 DINING BBDROOM 4' v vaulted at GREAT REAT ROOM -0 vaulted 4 Ss r %o.-6° 7s` 4 0 P it,v i $ I�4 7-10° soaker o=n a, 3'-6' m O I — Prr `r. DUI x- n 45 dam. " O 1 A i g 0 a ' tti�t _ ,�>, 0 Are 4 *# t 4 vaulted IQ in 4 ( 9 7-r v LAUNDRY WI CL - ...mg r'----- store shelter agirder truss (nee detail) - m 4 rla +i Y BATH � 7a� r. a 2 9�1 p r{` 7.r f/b et.era le <C ,LINEN 9 9 aheetrodc entire m rieu 56' � i I ll��//// s. 246 aq_ft storage I I BlDpve I ■ a I I BEDROOM o o - `' Q = iv Q CsARAGE 3-240s Y 533 aq.ft A '— ;1' 6'-0" I i. garage garage wath_Him e 2x6'1.16"exc.- o`a m concrete porch _ O: ill l •24"of front ma caewction to be maned In Q accordance to ARC cods R6O262 0 a M alternate radii pane(adjacent to a door _AU roof above 1 t or vendor op aa9 see ngR602.IDb2 --_----I h_—_—_�}_p _� 3-1 3/4"xl4"Iv) �- IS"x�"x40' I lt1/atoms veneer 16x1 ONO stone top 6x6 treated post 12.-0° 5'e° MAIN FLOOR PLAN mt12 custom cokes, Tf-6' �` scale V4"a 1'-0"page 3 of 4 1440 sgft. 38'-0" opt-porch 168 soil- , 3B'-0° NOM I7-4' 14'-0" b-8° mks.3"bearing r ea end of all micro-ten beans. and headers m/spare of contractor to verify all notes, 1-a a greater.. +—conditions,aid dimensions,and 4.4.3. I con 6"block be responsible for the same. 4 ear 8"block NOT' 20-x 8"footing preside solid basing UMW' alt beams,headers,girders deem to foundation O OPTIONAL PORCH 1+.-0" 6-0" 4'-04 NOTE: trims 4,foist mfg to verify size t spacing of all trusses/ Joist I I 1 con 6"block 4 car 8"block 20"x S"footing I con 6"block 4 con 5"block 20"x B"footing 4 UNEXCAVATED 4 a shelter above -_ see detail qi O 2 1 con 6"block 4 oar 12"block 20"x 8"footing UNEXCAVATED 9 1 con 6"block 4 car 12"block Q 20"x 8"footing 1 ca 6"block 4 cor B"block 20'x 8"footing a above f(abcor7/3"bled• -1-t 16"X/3"footing th-2 1/2"m.o.cardsad 1Y o° 5'-6" 20.-6" FOUNDATION PLAN 4-0" scale 1/4"r 1'-0"page 2 of 4 oof trews*a 24"o.c. ,. ENERGY NOTES, •Contlnuoue air barrier at all plumbing and heating penetrations. 2x6 will plate I/2"anchor bolts•36"o. , ,Fire stops must be installed to block air vertical reinforcement e4•36"o.e. movement, 3/4"plywood top glued a nailed 'Wind wash barrier required at the 2x4's•16"o.c. exterior edge of attic Insulation. treated bottom plate R-13 Insulation Wind wash barrier required at ��, M.�ep,a,bowel ;�� 4 mil poly V.B. cantilevered floors and bay windows. H ;AEI 1/2"gypum board •Window and door frames and 1i' '.ii■ utility penetrations must be sealed H c1■ T i eor.B"curb block. Electrical boxes and fan housing �� = � II cot..B"block must be sealed to prevent air leakage. U All` hold block In I", •The top of Interior partition walls must 11 II I"rigid Insulation W/ p P t% ?" nailing stripe be sealed to prevent air leakage. NOTE, inn r........ ....-10 belles wrap On 3'bearing*sat end •Rim Joist must be sealed to prevent air leakage. 3/4"furring strips •I♦ ■III!,; vinyl siding of all micro-lam beams, Interior walls IN ■A and headers w/spans of •All exterior Joints that may be sources II 111 '1'•0"or greater. of air intrusion must be sealed, II NI (unless noted) MN 4 cot, 12"block �� ads Between wall assemblies,rim Joist 20"0"footing NOTE, and foundations must be sealed to prevent provide solid bearing under air leakage. all beams,headers,girders DETAIL. down to foundation. ero roof trustee•24"o.c. roof vents,I per 300 sq.ft 1/2"osb sheathing NOTE, „ 50%•roof peak,30%a worn Y felt under 240 lb.asphalt shingles truss a Joist mfg to verify size a spacing of all trusses/ Joist. I Ice/water protection y 1 provide wind wash sheathing a min,of 2'-0"inside exterior wall line•all eaves. 4 III air barrel min I"air spec A ,� Iii.....,,fi111111111I1.,,. w�.. i■w R•44 Insulation 4 mill poly v.b. 1/2"gypsum board 4. i. B/0"gypsum board 4 mil poly v.b. r 19 Insulation 3/4"blld'Ite sheathing x6 treated poet 2x6 treated sill plate T 7x6 studs e 16"o.0. lexiSx40 bate W/stone sill sealer • 0 - -- veneer approved anchors•6'-0" house wrap req. .stones top s custom I 12x12 custo post vinyl siding o grade 'will MI g 3 1/2"concrete MI •I cot 6"bloc a NI provide thermal break 6 mil poly l 0 ear 8"block between floor a block Install sub slab radon mitigation r 10 et}o-Insulation system. 20"n 0'rooting SECTION scale 1/4"•I'-0"page 4 or 4 contractor to verify all notes, conditions,and dimensions,and be responsible for the same. ... d o( 0 1 --c) . �"" -r- �1. r ,, is..i.:47:4.6.70.1r,S.:;:title;1,,,,,;,.:..;.- :_,,ter-......_ I tr •�_ - 1 Sip •wa .. y, s i : ` x,114-,-4=;.14' 4I r ,,,. %,• •'P 4 f ors - ,'rA's • ••.• ,5 x ♦ - �• 1+ --V`� -*. ,• • o� ►, .-•_ C. a 2 , '. - r b... •� k.. • I! ate: E,• } . .%_f-••• 1-,� ••,,j. ' • • A • ® 4 5. . r • s _ < n • 4. v ,• tr ' a . s• •- _ 47' lai• ..i per. - ' " °� o * J rte` ''4 4 .,,, - e w • p Weathered Edge features a unique distressed look which resembles stone that has be '-4 sculpted over time by Mother Nature.This oversized stone with exposed and erode textures makes installations over tare areas quick and cosy saying. 3. N r: fit% ,/'' - •/ F 3:7 { ;::4_ 1..-- : I"''' �•V \. e, i . 1} :.. mar 4`r Weathered Edge - Sunhill Blend ID 21,21010111101/41/ar t. a -1,0r-,--••""4 ter- +".< • i _ - s. ,:t..7 a my•:,..t.,_ . ,,., ..____ _ _ „, .r. s o • ,' • t} .! CIT may .ii,f i .w __ '-" � ? • yL !'! r ' !' 4 ;.}M- . j.., A '•% . — 5+ _ -- _ ' � t r, e Y y 4 Syr rt'� mr '"�, -, Weathered Edge- Sunhill Blend Weathered Edge - Chablis n. • � --` v z.::.: 7 1���� . it NY g .:., ^spy, �j¢ " ..:1.a...et�. ;•.,^;.: + - 'i rf."1 v�l r.} .-. eam a _ - "� ..1 s, ..,„_ , , ` 0 i- iii Lohivill ‘. _ •1 i '!nY � - .fie ,r"±""✓= _ - pf ' - U Weathered Edge-Aspen Weathered Edge - Foxhill Blend Square foot coverage is based on installation with tightly-fitted joints. 32 www.CORONADO.com Jf >eio Finishin rr Finishing Wood Windows Interior Painted Finishes Features: PAINT Sherwin Williams 4 Step Process rw � F • 180 Sand Paper • 1 coat of primer "�' SA' ' �..1b:' • 220 Sand Paper • Top Coat of KEM Aqua Plus Custom Colors Wmdou Oa-- Interior Stain Finishes Features: STAIN Sherwin Williams OFFERING 7 Step Process `'-A" a"' iidAF. 'a^ • 180 Sand Paper • Wood Prep (S64CV500) at 4 to 6 mils CORDOVAN • 220 Sand Paper SL'e1�u4NS'S • Spray Stain and Hand Wipe :i:ri�6ahSU3 • Sher-Wood Kern Aqua Sanding Sealer VV.` LIT. • 220 Sand Paper _Fa, • 1 Coat of Sher-Wood Kern Aqua Plus satin 1F 4E5i' Custom Colors clear top coat (4 wet mils) 11/2219010 Education Re Training C-:7,--tip V, ' 91 Im o I- t 3 t a v ns 4. ' q.1 c t ' f4/4Z1 . -4. y • , -4±. op o Z. _ 1..4 ......, —43 . , , E LS la _I) coL -c0 1:5-D c ' -E ' -...- 6 0 12 0 . (3 2 . L 1 • , , , , , . j , T b ' ' . , . , . + a1 J v `!. -0 c...) , ,+ : _33 ,o 0 •-or . 3 . 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