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5.3 PCSR 01-27-2015City of Elk River Request for Action To Item Number Planning Commission 5.3 Agenda Section Meeting Date Prepared by Planning Items January 27, 2015 Zack Carlton, Planner I Item Description Reviewed by Request by Roger Derick for approval of: Jeremy Barnhart, Deputy Director CODD a. Zone Change from R -3 to PUD b. Conditional Use Permit to Establish PUD Reviewed by c. Preliminary and Final Plat of West Oaks PUD Public Hearing, Case Nos. ZC 15 -01, CU 15 -0, P 15 -02 Action Requested Recommend, by motion, approval or denial of the Zone Change as proposed. Recommend, by motion, approval or denial of the Preliminary Plat of West Oaks PUD as proposed. If a recommendation of approval is recommended, staff suggests the following conditions: 1. All necessary permits must be acquired before any work in the right -of -way begins. 2. Submittal of an updated Preliminary Plat with corrected lot and block numbers. 3. Approval of an updated wetland delineation report. A Final Plat for parcels west of Yankton Street will not be released until staff approves the report. 4. Prepare a homeowners association agreement per Section 30 -944 for review and approval by the City Attorney. Recommend, by motion, approval or denial of the Conditional Use Permit (CUP) establishing the West Oaks Planned Unit Development (PUD) as proposed. If a recommendation of approval is recommended, staff suggests the following conditions: 1. Submittal of an updated landscape plan addressing staff comments outlined in this memo. 2. Submittal of a list identifying the materials used for the exterior of the proposed buildings. 3. A PUD agreement shall be developed and signed by both the parties prior to issuance of a building permit. Background /Discussion Roger Derick, representing Washington Street Investors, is requesting approval of three land use applications. He requests a rezoning of portions of the existing West Oaks Subdivision from R -3 (Townhome/ Multiple Family Residential) to PUD (Planned Unit Development). Approval of the Zone Change will allow the area to be developed as a PUD with the approval of the Conditional Use Permit (CUP). Finally, after the rezoning and CUP are approved the Preliminary Plat can be approved. All three applications must receive approval to move the project further. Template Updated 4/14 INIM UREI Subdivision History The first phase of the West Oaks Subdivision was approved in 2003 and subsequent additions were approved in 2004 and 2005. Within the last year the applicant has been working with the city on the fifth and sixth additions. These phases included a number of subdivision exemptions to reconfigure property lines as building footprints and configurations were modified to fit market conditions. A Zone Change, for a portion of the subdivision, along with a preliminary plat, final plat, and PUD for the fifth addition were approved by the City Council on November 3, 2014. The applications before the Planning Commission are an expansion of the approved PUD and work towards consistency throughout the subdivision. Analysis Plat The preliminary plat includes the re- platting of 62 townhome units to 44 detached single - family townhome lots, and eight common lots. Existing city streets, associated right -of -way, and private streets will not be modified as part of this project. Additionally, the existing privately owned townhomes within the project area are not included in the plat. The lot and block numbers for the proposed lot must be revised as part of the final plat. Site Plan The existing four and six townhome units are proposed to be reconfigured into three and four detached single - family townhome units. The private streets, 183rd Lane, 184`h Ave, and 184`1, Lane, will not be modified and will still continue to provide access for the residences. Each of the 44 single - family homes have their own lot and include a separate driveway. Proposed setbacks are 20 feet from existing right -of -way lines or to the back of the curb on private streets, five feet along the sides, and rear setbacks range between two and 25 feet. None of the proposed units are proposed to be closer than 25 feet from the plat boundary. This is a reduction from the required 30 foot front and 10 foot side setback requirements in the R -3 zoning district. The applicant is requesting the reduced setback as dispensation for reducing gross density of the current plat from 6.08 units /acre to 4.31 units /acre. This change is similar to the Kliever Lake Fields projects approved in 2013 and 2014. The side yard setback is the same as the current garage setback and the 20 foot front yard setback provides enough space to park a vehicle out of the city right -of -way and off of the private streets. Grading and Drainage Minimal grading modifications are required and the construction limits do not extend beyond the previously approved plat boundary. Silt fence will be installed to prevent materials from reaching the nearby wetlands and stormwater inlets will protected from sediment runoff. The site plan modifications reduce the overall impervious surface area, ensuring drainage impacts are within the design parameters of the original West Oaks Plat. The previous wetland delineation identifying wetlands west of Yankton Street has expired. A new delineation will need to be approved before the Final Plat for that area will be released. Utilities Each unit is required to be individually served by both city water and sewer. Public improvements were installed as part of the West Oaks project. With the reduction in dwelling units, 14 of these connections will need to be abandoned. ERMU Policy requires disconnection at the main line, impacting the street and curb, and the sanitary connections will abandoned at the property line, with no impacts in the public N: \Departments \Community Development \Planning \Agendas \PC Agenda Packets \2015 \01 -27- 2014 \5.3 sr P 15 -01 PC West Oaks PUD.docx right -of -way expected. This is the same process that the development at Khever Lake Fields Fifth was required to complete. Building and Architecture Submitted floor plans show that each of the single - family homes will have a three -car garage, two - bedrooms, two bathrooms, and an unfinished basement. Topography on some of the properties will permit a walk -out basement. Building elevations identify a variety of materials including stone and a variety of siding patterns. However, a list of the proposed building materials must be submitted prior to releasing the Final Plat. Landscaping The landscaping plan includes two trees per single - family lots, meeting city standards. A new landscape plan identifying the proposed tree species must be submitted. Additionally, staff requests a vegetative buffer between the back of lots five, six and seven and the side of lot three west of Yankton Street, and a buffer between the back of the existing homes at 18430, 18424, and 18418 Xerxes Street NW and the new single - family home east of Yankton Street. A vegetative buffer between these structures will maintain privacy between the back and sides of these homes. Finally, a detailed landscape plan identifying the types of shrubs used for the foundation planting around each home must be submitted. Applicable Regulations Subdivision These findings are necessary for City Council approval of the preliminary plat and the final plat: 1. The proposed subdivision is consistent with the honing regulations (article VI of this chapter) and conforms in all respects with all requirements of this Code, including the honing regulations and this article. 2. The proposed subdivision is consistent with all applicable general and speciali .Zed cio, county, and regional plans, including, but not limited to, the city's comprehensive development plan. 3. The physical characteristics of the site, ' din 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 notpremature. A subdivision 1.spremature if any of the following exists. a. Lack of adequate stormwater drainage. b. Lack of adequate roads. c. Lack of adequate sanitary sewer systems. d. Lack of adequate off -site public improvements or support gstems. In the review of these standards, 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: N: \Departments \Community Development \Planning \Agendas \PC Agenda Packets \2015 \01 -27- 2014 \5.3 sr P 15 -01 PC West Oaks PUD.docx 7. mill not endanger, injure or detrimentally affect the use and enjoyment of other properly in the immediate vicinity or the public health, safety, morals, comfort, convenience orgeneral welfare of the neighborhood or the city. 2. mill be consistent with the comprehensive plan. 3. WIN not impede the normal and orderly development and improvement of surrounding vacant propery. 4. WIN 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 schoolr; and will not, in particular, create traffic congestion or interference with traffic on adjacent and neighboring public thoroughfares. 5. bill not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons or proper y because of excessive trafc, noise, smoke, fumes, glare, odors, dust or vibrations. 6. mill not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. 7. mill fully co*y witb 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. In addition to these criteria, the following information must be included in a Planned Unit Developments PUD development plan. If the council approves the conditional use permit for the planned unit development, approval of the conditional use permit shall include approval of a specific PUD development plan. The PUD development plan shall include: 7. A site plan for the PUD, including location, side and use of all lots, buildings, parking areas, ponding areas, parks and open spaces. 2. Building elevations illustrating uniform design elements, building materials and color schemes. 3. A plan for the installation of on -site and off site public improvements (including utilities, streets, etc. necessary to serve the PUD. 4. A unified landscape plan including berms, screening and landscaping materials. 5. A uniform signage plan including location, type and si -Ze of signage. An updated wetland delineation report, landscape plan, preliminary plat, and building materials list are required for satisfaction of these requirements. Submittal of the plans is a condition for approval. Zone Change Comprehensive Plan The purpose of the Comprehensive Plan is to establish a framework and expectations as to the future use of land. The subject properties have a land use designation of Urban Residential. This category includes land guided for use in areas that will be served by the municipal sanitary sewer system. The Urban Residential land use designation is guided by the density of the development and not the type of housing, with an intended average density of three to four dwelling units per acre. The proposed development will be served by city sewer and water with a proposed density of 4.31 units /acre. The PUD district will establish guidelines similar to the R3 district, but with reductions in front and side yard setbacks. Applicable Regulations In reviewing a proposed amendment, consideration shall be given to existing conditions within the area directly and indirecty 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. N: \Departments \Community Development \Planning \Agendas \PC Agenda Packets \2015 \01 -27- 2014 \5.3 sr P 15 -01 PC West Oaks PUD.docx In the review of the standards for a Zone Change as outlined, the request is consistent with these standards. The change will affect the existing properties as well as the proposed properties. None of the existing townhomes will be considered legal non - conforming, but instead will follow the requirements of the new PUD. Financial Impact None Attachments • Location Map • Applicants Narrative received January 20, 2015 • Preliminary Plat dated December 16, 2014 • Existing Conditions Map dated December 17, 2014 • Site Plans dated December 17, 2014 • Removal and Utility Plans dated December 17, 2014 • Grading and Erosion Control Plans dated December 17, 2014 • Development Plans dated December 17, 2014 • Landscape Plans dated December 17, 2014 • Proposed Floorplans N: \Departments \Community Development \Planning \Agendas \PC Agenda Packets \2015 \01 -27- 2014 \5.3 sr P 15 -01 PC West Oaks PUD.docx A At AS I pr A LIM 77A jfF Al' V Ar- 4f IF W - Y _11 West Oaks Plat or d i0 Case No: P 15-0 1 El.. ver West Oaks Planned Unit Development and Preliminary Plat Narrative January, 2015 Washington Street Investors, LLC, is requesting approval of the West Oaks CUP /Planned Unit Development, Preliminary Plat and Zoning Change. The Preliminary Plat revises existing West Oaks townhouse building lot configurations for lots not yet built upon, in order to meet the demands of the current market place. We are serving the empty nester market, who want one -level living with fewer homes per building, so all are "end units ". Current 4 and 6 unit building pads are being adjusted to pads suitable for 1 and 2 unit townhouse buildings, resulting in a density reduction from 62 units to 44 units, Buildings will be mostly slab -on- grade, but there will also be some with walk -out lower levels. Phasing will be determined by market conditions, but we are moving ahead now with the final plat for the lots in the existing Second Addition. When West Oaks was originally planned as a 122 unit townhome community, it was not set up as a Planned Unit Development as had been the case with other townhouse developments in the city. We are rectifying that now by including the entire West Oaks property in this CUP /PUD. West Oaks will now consist of 97 townhomes (36 completed and 8 currently under construction) and will continue to be a low maintenance community, operating with a homeowner's association. Thank you for your consideration. Signature Roger Derrick —Chief Manager • Preliminary Plat and PUD documents have been submitted separately by Bogart Pederson and Associates • Typical 1 and 2 unit building and elevations have been submitted separately by Phillips Planning • Typical 1 and 2 unit building renderings are attached, but will be modified along the way to provide onsite design variations. WEST OAKS, ELK RIVER, MN THE BRIDGEPORT TOWNHOUSE WEST OAKS, ELK RIVER, MN THE WELLINGTON TOWNHOUSE om WEST OAKS P.U.D. CITY OF ELK RIVER, MINNESOTA WASHINGTON STREET INVESTORS, LLC SITE, GRADING, UTILITY & STREET CONSTRUCTION PLAN SHERBURNE COUNTY, MINNESOTA I'll GOPR'STATEEONE'CALL Project HE Location TITLE & INDEX SHEET I ®� Z� EXISTING CONDITIONS 2 -3 SITE PLAN 4 -5 REMOVAL & UTILITY PLAN 6 -7 GRADING & EROSION CONTROL PLAN 8 -9 LOCATION OF swPPP RE° IREMENTS IN PR° E T " "" DEVELOPMENT PLAN 10 -11 DESCRIPTION TITLE E -1- LOCATION s ""I Iz DETAILS 12 Laa,os Pill "I D -g SWPPP 13 A U �I 6 SHERBURNE COUNTY Section 31, Township 33, Range 26 VICINITY MAP =U OZ CC W W a< Fp a w �- 0 a o 13 Z� x o�� o NS F N A oWZ W Ln v o i C, W O w J NO SCALE 3 } ~ U � ~ ~ 13 LEGEND City of Eik River _�— IIIATIN. >11N. POLE TowN„oMENOTE SHRUB LAYOUT: SherbumeCmi&,, MN Q i . EXISTING FE IEm DELINEATEN WETLANDS 2014 EXISTING FIRE AL�M1m (p T a 1 Ena -1, N FREE ET ALSO. Sri— Ell (s) s11111 PIT N,H, FOISTING FREE LINE — I EIATHA SA—SIN . ETNN MoD NENN,ES P o� S PO�N NEnouNUS TREES Eouno can iaoN uonuu ENT DENOTES PROPOSER SHRUB EXISTING ELECTRIC BOX 'A E>=TNA TELEPHaNE PEDESTAL 16 SCALE IN FEET LLLL - M —ER HE E s ; 00 =a IS �x A ' `Ag SO cc 0 LLGO Jill o P o T Eo o -w LI- 5HEET N! w 1' 00 _ \jI asnsi a EL Soft .,►tt km 2 I I TYPICAL LOT ll F.F 'FREER PPOPOSEO HOUSE PAD F6 11F { GARAGE any ELEVAILON RE WL .8l E EMENT e OUYR 890 4E 4.eo 9 8 � `S LEGEND My of Elk Mver EX IIINI E EoE N Sherhwne Cowrty, MN SSN ....... • E111NNC,ER E LNEOS 1999 i LOSING FRN,H�IFDIANI ICFLE IN FEE' lEl 7 • [ �IAO'1,1 PEN El NOTE: IMYR ELEVATIONS PER 2003 PLANS o v o M z EOF Tom ' BB9.0' Y .E 0111 oa oa In al a q , ao ti �> I uwL BBSs Z h z 0 ld" %rte ' ✓ �w W a o z / n¢— s , < 9B� _ w,� V esos n 1 P i W 0 zo j 0 I ,mV z m�! ID51EEI NO, 13 TYPICAL LOT LEGEND C& of Elk Mver ° E11111— TELEI —1 PE°EITKL N Sherhwne Cowrty, LOT NU DER �. rvE« G �x�s�ti�E,RETLKNDS 1999 E s,z EONIING MANHOLE aaoaEO KousE CAN ONT wn�EaN El SIBLE IN TEE' FB a xN IILIP SLAB EENOES SLBB ON OR MN I LfVRe E - - I � m' aoo ELEVa T T I- EL ` EsN U,EO ENO ETioN EXISTING EASEMENT euiLOiNC 1—DIKS NOTE: IDOYR ELEVATIONS PER 2001 PLANS 0O 1 1 L ;l I 1 - ER. 1- -1 0 8yj BnSJ 3 B n9 — + @n� b a. erase g 1 l0 1 !� ro✓ x BeS0 0 89;ey I� p esoe -_ z e J 1 /SED. POND �� / ♦ % 9 NWL 889.01 IE IBOY R =668.5 so. OoC! ze,� ez _ $8im �" ECG • 89 B9D.0 off_ NWL 885.9 863.8 / �' EOF 889 Leso zs�� IE 884D } "K a I 8695• `t o n I OYR =8886 K eee oo t Y � E 8659,- .- IE 885.3 _— w— m NWL 884.0 ' g ', EDF xh d� 889.5 T - • li v _, EAy O� cZT 11l W ary s ,III DET./BED. POND NW L 669.0 1 T V mm - I � R BBB 5 ? IODY � 1 J II aao o-scuw 40 N a Y -_ _ I soewnLrc Q m al fib° e 5 03�, o+ a 9n 0 0 +0 6 - 9x38 nsa� +bo TT -_ sia as,.00 s 895 Zvi w Z O_ 5 s a I l I I I O_ > r I w � I- I I w� a -- -- o----------- w o > o I I 13 N / No �m�m SIT w5E ND NFl MI —E LEI M A�UL1'1 v31,.PL L �L � ", m <d reLC L9 9 2AS `a� NcR PreLPERTP LINE ACS", — a� 5 �L a INIrv., Lre AE SPEGFIEL sEwER Mary <�«,�'T °`�PO=�� rv�E_ oLArL „cry c1� aE�wLLry MLrv�3 TEMPORARY ROCK CONSTRUCTION ENTRANCE PLAN TYPICAL STREET SECTION - PRIVATE STREET 59 FALL Los SNP - -- 8 P ¢ P so' srev cv mo E" E MR co o TwE MR T s o PLATE OVERFLOW I- CENTER OF FILTER ASSENBLV aw T of OURL LLx TER ASSEMeI,v 0 w wIR T c THE - a E I� I OR MARAER - SEWER wF, LRUN DA_L ExTENO Aeov Jq \ \ .s \ TABLE ELEVAT aN N. : sLLPE ': rvo sov I? I o A NnaETE EVEN ­7N z sLi6La ALL 1-1 END wcr.:cr LN SoFwuv= z wMnuN,oaL�roN CremL Ra ory wsniw 3 Bas NS MS rvo nL roo HicH Fa RicJ rLLw veR EA PROFILE NOTE IE.FE norerzarvcu ecrvcca ar vwe. =- TYPICAL STRUTPSECTION cony PUBLIC ST scams T WIMCO MooELA cD ELSE of EDUAL INLET PROTECTION FOR CATCH BASIN TYPICAL NOUg SERVICE (STD. DEPTH SEWER MAN) TYPICAL WATER SERVICE CONNECTION _ - Q -R r68'R -I/2' T OP BIT, IMAT 28 R- �3/8] I /2" -r PROPEx - "sLT STOP FABRIC sTxAKES ®4'O D.C. ✓i. ✓, ✓/ i, ,. i. i.. REMOVE RISER PIPE REM =U O Z cc N W W Lou Q m RA ra LASE r ° - � _mL _i Ir, �f- IE 1?__� s EET EkISTINC caouNL s % LPLSE �� DEMBANC PR EMBANKMENT ` Pwc sEmPCE LINE sewere MAIN Qy ww .- nM r~� -� ____ as VAR E3 z_ a INNS TC �'ZPE SILT FENCE DETAIL (NEES) SANITARY SERVICE REMOVAL DETAIL ED $am MOUNTARE CONCRETE O.R8 t GETTER \ \ \ Sl U J FIE B MooiD vaorroa EROSION CONTROL FENCE z N �,T,.re . _ a.� , T -. .1 —L.. B-11— sin.T io � „wKTLN s, -= ILLO , II, LOT LINE�� s,ocRPIxE j a> i IF iL 3..1 AT MIT n1 E yw" P ,R1 } ml z TYPICAL SIDEWALK SECTION RL 'FIND CAPPED LINE em TIT FF N J o W W o r Lzn W RPLRrnoN s.LP o r L Z U N B -BIB GRAVEL CONSTRUCTION ENTrenNCE a wood WATER SERVICE REMOVAL DETAIL < 51EET NO, 1 Z B -BIB CONCRETE CUtB • GETTER - T sre SINGLE LOT EROSION CONTROL PLAN 13 City of Elk River LEGEND SherbLme Cowty, MN o�RS o E,���NN .EEEP�oNE vEOES � Ex E,NI.REE ION i^ E IIAEE IN IEE. IEI IEENIIENI NO BEN L, •F �I- W ER HE E EN. / o � o o oLL ��.of =m w w, O O CC Lj L ca i + z OF 0 � f� Cw> a 0 w 01 110 01) i ao .o 2 13 LEGEND DELINEATED WETLANDS 2014 Q EXISTING 'PEE EMIT- TREE FINE SET MONUMENT EXISTING ELECTRIC BOX IIXN DtE ow „ „oME -E SHRUB LAYOUT: C& Of Elk Myer y .111 �m Oee m P,.P .-„ Sil N Sherburne County, MN EXISTING I FIRE Hw usa. nw mimum one (0 Tree rn the elve. . ExI TI NN .1 MINH.IL E T ,EH XESEI <M.NN C � IS. M -, F- � � s. NOe P.. Uwe v IISLE IN FEET $ DENOTES P oPD�D DEnoUODT TREES 9 DENOTES PROPOSED SHRUB 16 Pederson d Aswdstm km =O OZ CC N R „' W W a< Fp a w �- c� a o °m ro �8. z v5 2 a >Z a N � W H Q J W Q on N H LL O Z 3 H U J U 2 2 City of Elk River LEGEND SherbL me Cowwty, MN I EXISUNG ,ELEPH °NE PEOES.,L N EXI5,NO LEE ; E �MM IXIIIINN FILE LINE ELIIIIN. E-1111 ao FF NEE a I ,r o v I a Y -- J Z CC cc 0 ry T N Ewwk m ro S. FEE _ I a,. Z EDJ`� El El °�� ° Ix- 3 5 > > H o a s asn� assn mns I Y V W W O ail I iI �I II I I I i I O �_ - —�_ Hz Z O W Z H In 3�� X Z W EE. No. 3 13 City of Elk River LICE c Sherhume Coty, MN — o o 111 S,N ,E EP oNE PEOE wwN ON ^ �xs c,ER EELINE 999 ; E o 'a, EEINR III ..NINE 111111NO IL-11O n OVER HEA E SEMENi ` r - - -1 4 i� ti- -- - - - - -- o/ o E=3 og Lu Rry w F a � � a o - 0 2 So CL W W 1 1 +0 ze- t I I l H LL N �.....� Ai w M 1 0 1 W O 51EEI NO, I 3 } H v yy 4 13 co City of Elk River _ o EX SLING ,ESE, " o „E ,EpES„A N Sherhwne Cowrty, MN E�L,NENSE,�,EKE , ANOS 999 E ILEIIIII N, LDNG n u, sw „a — �Y VIW ( z'I I , r T — LEGEND City of Elk River Sherhwne Coty, MN RENOVAL NOTES i E wr N w. E SEWER SERVICE. , ROh. REMaVE 'R" PVC RISER'NO CAP ENO of A= ^{� Fx ISTING TREE ANNS 1999 • 1I T 4 5G 100 I5G SAWCUT EDGE OF ALL BITUMINOUS AND CONCRETE REMOVAL. IET MINIFIENT N TERM N —V IF -- ED IFING POLE F EXISEING GUT ANCHOR - EXISTING EASEMENT — — — — — 91ILOINO SETRACKS \ \ :.I REMOVE CURB STOP BOX \ REMDVE PVC RISER AND \ / 7URN OFF CDRPCRATICN STOP CAP EXISTING SANTMY AND CRIMP WATER SERVICE (TYPICAL) -rye, SEWER SERVICE. (TYPM,AL) AsEMENT o _ ER _ o lyy M o PATCH STREET AND REPAIR I LL o � 4 _ - - -- .arse AND currER (TYPICAL) / IF = v cc CC Rry w ui �. uj w =a do / -- - - R " s' z4 �T So «r _ a0 W q �I a Ti w O O > � I � v PROPOSED < CLEANOOT AND SEWER EXTENSION EET rvo. 6 13 REMOVAL NOTES REMOVE CURB STCP 80)( REMOVE PVC RISER AND CAP DOSRNO SANITARY SEWER SEItWCE. (TYPICAL) TURN OFF CORPORATION STOP `AN) CRIMP WATER SERVICE (TYPICAL) LEGEND ANDS X999 a 111I 11NIIIN' N' —El. AN NI 111111IN EYIlLINE Ell ANEETEI . REMOVE CURB STOP C& of Elk Mver N Sherburne County, MN Y Y LE— =U OZ N CC W W a< m p F rn aw 0a o -- mm ro E z N J =iWw a>Z 7 N � F < 7 Ow� dl Z 30, O U Z V) HEET N7 7 13 ma���a��ed ro�Ea,m w�,n ,ne s,a�da,as 9oe��.e Y °e<M ,���m 9 9 �o ,,A1 In °o; zns. LEGEND — A , p EXISHNG,AN FREE S�sss I LINE �CINDNAI�ENZENE NF NP MONUMENI ,EEEPM.NE PEREn FEET rwicu DoT C& of Elk MVer A Aw ANCHOR Sherbwne Cowwty, MN +E r • INAIINA RAHNIEHL I l 1 L., N.MBER 3-- ILIIIIIIN .POSE....sE PA. FB o. N .____ .P.. KNEE. - .ARSE PA. INAA.�AI 1. =O OZ CC W W a< Fp mw a w �- c� a o mm ro �8. zv � o Sww OQ d>z wa y C3 N oww aM W O o D U 3 ~i < U Z V C -] 13 nu,Eee n,nn� n,e ,n�ro,ee or a eos e t�e ronRne ron9t,n�t�on enE,nt�nnT to the ronTt,u�t�nn an LP ECNN° :a_ I All IN111 11-111 onto owement or any other oit —sale areas snail Ee removee E TYPICAL nor C& of Elk MVW , MN SherbumB Cowty , NI 11TIN11111 S11LSN11 IISR ea y A,— DELINEATED Permit reQU rements. oniractor mall ootain NDPS v ane co p y An all ea EXISTING 1REEEiLAN05 1999 IOUT- e /eng �)e a � e roceilics are installee ane Eelore any , 7 R R 1 L01 NUMBER g g n lnke p e�=nl�on ane n Nnt�Te or Te,m�nouoo �� �,e -D,d to the R11G ve nne m pnn estnEnsnment o oe�mnnent DRUN° case IRON MONUMENT FI.N ELE111i1N PROPOSED ALL FENCE PROPOSED INLET PROIEGII °N oPOSED Roust PAN D° N FB —_ TWO — ENCIES FULL WALKOUT OIL OIL _ ooteouol roE ��te e,o��oo. Ee roneuvtee �n n mnnne, to m�n�mae the egetotea IsINC TELEaKONB aEDESTeL Hit the stnnan,es sPe��r�e y ee(EDGE) j . nun t a to a eslsl. r tI a T eounoeRv niiee nna s n n9, 9 mveet W �� saromo.� to u�U-0'.1 DOi nse, ae L ma�ntn�nee to ronro,m SitNTINA DOLE NO FACE A INT { { GARnGE PAD ELEVn1IONA p � o — BUILDING SETBACKS T' U es o \1 S t o0 �o ! 35 NOTE: scuE IN IMYR ELEVATIONS PER 2003 PLANS �✓ t �' s r FEET a 4 F lR13 A9B X10' a $Y,m° Ii 10 - I �9f �I" _ t 1 m t L N o �e R1 1 NET. /SED. 0 NIL 889. 4 O 3� aas19 �g50 E IE 669.0 Vin,__ E o —� NWL 665.9 % �- gds 865 a " � xc r J IKZ\ IE S9 E N 8890 IOOYR =888.5 i 1 r eiaes Gy ary m IE \\ — EOF e I _ _ t u eee9h�nFFF h E � Q 1 Tyre W� L�87. 0 ° ,III ,I T. !/ �T. . xDP UDENAAE euxue ° z o.o Z�w� o= — —.I -�j --- ___ -,!', ! ' -_ —_ I!- _ -_ — �� 1 �.E � I � ��I ,III NCH zoo on a� In —Ei w>. Z O VIII M6 I b13 IDimensions, notes, details and conformation to all local codes are to be verified by owner and contractor prior to the start of construction Phillips Planning, Inc. will assume no responsibility for same after commencement of construction. _o -� I ir---------------------------------------------------- - - - - -� REAR ELEVATION .., ��i�lllllllllllllllllllllllllllli��� .. - -S LEFT ELEVATION IN � 00000000 MENNEN nnnn1M M nnnn1011 The Brdddeport -B The Bridgeport`B RIGHT ELEVATION 1 REVISIONS m FRONT ELEVATION DATED: 12 -10 -2014 14-1001 A2 DESIGNED AS IRC -3 TOWNHOUSES PUNd E C. - -------- ------ ------------ OPTIONAL DECK 114 -1 -D' - --- ------- - - - - - - - - 1-1 - - - - - - - - - - - - --4 ii ------------ LI'll -------- ---- ---------- ---------- ---------- -- E H�,IHL C.C- ru I uIr Fl 1111211. GLL ---- IITIHE- ----------- ------- j, -- - ----------- ----------- -------------- L ir ----- JILY -------- I ff) --------- YAU ------ -------- - --------- - ff) - - ---------------- -------------------- - --- The Bridgeport -B BASEMENT PLAN ,14.._,. -0.. CIE, i 'T . ......... ........ ----- [ -------------- -------- The Bridgeport -B ,IET121 OPTIONAL DECK 114-1-0 . . . . . . . . . . . . . . . . . The Bridgeport -B BASEMENT PLAN ,14.._,. -0.. CIE, i 'T . ......... ........ ----- [ -------------- -------- The Bridgeport -B ,IET121 OPTIONAL DECK 114-1-0 .. ....... notes. ....... ... ........... to 11 W d,, - � b, Ill,fl. at, —11 p- 1� M 1 1 d —d�, Phi�,p�Pl i,,g m,,t ,p.,Ilblllt) for W, " 't—, ITI �Tl o pri l�� I L r A UP 5 nvKr5 I 1116, I v I -------- ------ PIHNa El s, �,A A r, 0(1 'D HI V- Mo ------ ------------- ININ'i ----------- ---- El OPTIONAL DECK OPTIONAL ECK E F 2 F- 00 EET LEII P5N PM I Al El 111. --————-----———- -----—————- IE jl I EEIIII I 11-IL; I G�"TO HG 11 IT 11 H-1 The Bridgeport -(B The BgLdgeporT-B FLOOR PLAN 3] 1438 SQ. FT. 1438 SQ. FT. 5 GARAGE oil TYPICAL SECTION AT GARAGE DOOR 112• =v -B" TYPICAL COMMON WALL SECTION 1 a I 112-1A). ©Cn J 1111, 1 GE TYPICAL SECTION AT GARAGE 112.=1. -0° 10W,0A0 E TYPICAL SECTION AT GARAGE TO HOUSE 10' =I -0" �ll"iAN. 1 o PIP Boa, ,w.mo, E. TV 1HXT o —1 111AT H 111N1 11- IEI 111— IIF TYPICAL WALL SECTION L� V/ 112._1 -0. FULLY VENTED SOFFIT PANELS 1 5'.12 512 FULLYVENTED '.i �SOFFI PANELS 8'12 8:12 8:12 8'12 ROOF PLAN 1181_1�_0�� Source: GA-600 -2006, 18th Etltlition, Fire Resistance Design Manual GA File No. T3605, Generic 1 hourfire wall wl3010 34 STC ONE LAYER 58" PIPE -X PLAIN OR PREDECORATED GYPSUM PALLBOARD, VIATER- RESISTANT GYPSUM mcrING BOARD. OR GYPSUM VENEER BASE APPLIED PARALLEL OR AT RIGHT ANGLES TO EACH SIDE OF SKA VIOGD STUDS 1Y O.D. VIITH 6d COATED WAILS .1718 LONG. 0.0915 SHANK 1.4 " HEADS ,]" O.C. JOINTS OF SQUARE EDGE, BEVEL EDGE OR PREDECORATED OALLBOARD AIAY BE LEFT E%POSEB. JOINTS STAGGERED 16 ON OPPOSINE SIDES. (LOAD BEARING) FIRE TEST. UL R1319-08, 81I�62', UL R271 12 FE1W. ULR359152. 1A2MG ULDas(gn U305, ULC- gnx'301 SOUND TEST. OR 6482-4-64 Source: GA-600 -2009, 19th Etltlition, Fire Resistance Design Manual GA File No. IMP3640, Generic 1 hourfire wall ONE LAYER SG TYPE -H GYPSUM WALLBOARD OR GYPSUM VENEER BASE APPLIED PARALLEL OR AT RIGHT ANGLESTO EART SIDE OF EITHER 2,3 OR 214WOOD STUDS. TURNEDFLATI,IISE, 24 O.C.1V[ Stl CEMENT- COATEDNAILS,1 -]18 " LONG , 0.0915 " SHANK ,V HEADS,] "O.C.Ti THICKNESS: 2mS8" APPROX. HEIGHT' ]PST FIRE TEST: UL, 9-12 -96. UL Design 0338 °STURDY%RAGE" FASTENING REOUIREMENT5 - NAILING'. ATTACH TO MOD STUDS 11'RH NO.11 GAUGE GALIANIZED ROOFING NAILS 1112" LONG, "16" HEAD SPACED ]" ^,ROUND PERIMETER HND 6" IN FIELD - STAPLING ATTACH TO WOOD STUD USING 1 -112" 16 GAUGE CORROSION RESISTANT STAPLES WITH MININ UM 1115' CRMN GAY RE SUBSTITUTED FOR NAILS NOTE. G.C. TO VERIFY SHEATHING MATERIAL SHOIIN IS ACCEPTABLE VIITH LOCAL BUILDING OFFICIAL The Bridgeport -B CROSS SECTION En L-i The (Bridgeport-(B The Bridgeport -B LONGITUDINAL SECTION SPECIFICATIONS AND GENERAL NOTES a.s °a IDimensions, notes, details and conformation to all local codes are to be verified by mner and contractor prior to the start of construction Phillips Planning, Inc. will assume no responsibility for same after commencement of construction. LL T --------------------------------------- L I ---------------------- 11 REAR ELEVATION SUNROOM REVISIONS - - - - - - - - - - - - ._._.,,_,_. - - -3 1 - - - - - - - - - - - - - - RIGHT ELEVATION 111••-.1. The Wettingtii ----- -- - tPTIONAL su..ow - - - - - - - - - - - - - - - - - - - - - - - - - - - LEFT ELEVATION 1 1-1 DATED: 12-10-2014 PLAN# 014 (D COP, RIGHT 2�j 14.1009AMR PHILLIPS PLAIANING, i t, 11 - codes 11, 1, be I I IfIld W ,I I I I en. conVec,ar pd,, 1, Ih, sled f Ph I I I I It) for W, --h'. .. ....... ..... ....... ... ........... - - - - - - - - - - - - - - - - - - - - -------------- ---------------------- OPTIONAL SUNROOM 7 rN, ------- --- IT ----------- L3 T ITt�', SQH 1T -------------- --- ----------- - ------------------ - OPTIONAL ------------ SUNROOM W/ DECK ------------ ----- ------------------ 2 I—PI F 71IT""? - - ---------- --------------------- --- ---------- --------- ------ ----------------------- ---------------- OPTIONAL DECK-------------------- 1-1 -------------------- The Wetlrington-cB BASEMENT PLAN 114._I -0' MNESTOAKSIfELKMER E 1 2 111111-2— �, 1"M AOT 2,1,�R 4 olmenslons. noes, ...ails and conforms.lon to ell Iwel codes ere ro be verified W ox end contractor pdono me smrmmonen1cb1on Phillips Planning, Inc. xlassume no-p ,biK for sameaXermmmencemeniNmnswclion. '. n� (Al [FI, 5M00 \.I KOOV Gam❑ - SKI' / OPTIONAL KOOIV SUNROOM KiINING I a.i.c, Y, -n� iw (�Id 11 17�CK KI', SUNY:OOP ✓, om D ❑1 OPTIONAL SUNROOM W/ DECK FO fsR ' t5tr)rr,\� #L rope, I I I Rj0W� �a I I G I`JI�J% _ OPTIONAL DECK The Wettinpton -�B 1544 SQ. FT. 1717 SQ. FT. NV/ SUNROOM mh FLOOR PLAN ,14._,_0. wesroaesme�rc alvea 3 4 GE TYPICAL SECTION AT GARAGE DOOR GE TYPICAL SECTION AT GARAGE 1/2•• -1• -O• E TYPICAL SECTION AT GARAGE TO HOUSE vz._y_p h ROOF PLAN STAIR DATA IIIIID s a STAIR SECTION 11-1-0 Es 11 11 13.1 1112 .,,LL �xE.,��� �� _ - ST� R W lo I TI 11 IH 11 aE o1'11C IA U L-1 TYPICAL WALL SECTION 1-2 IELIIIIII�l DGIIDE o.. GE TYPICAL SECTION AT GARAGE 1/2•• -1• -O• E TYPICAL SECTION AT GARAGE TO HOUSE vz._y_p h ROOF PLAN STAIR DATA IIIIID s a STAIR SECTION 11-1-0