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6.4 PCSR 04-26-2016 Elk -�-, Request for Action River To Item Number Planning Commission 6.4 Agenda Section Meeting Date Prepared by Public Hearings April 26,2016 Zack Carlton,Planning Manager Item Description Reviewed by Paxmar—Miske Meadows Chris Leeseberg, Senior Planner • Conditional Use Permit to Establish Planned Reviewed by Unit Development, Case No. CU 16-02 • Preliminary Plat for Miske Meadows, Case No. P 16-02 Action Requested Recommend,by motion,approval of the Conditional Use Permit (CUP) request to establish a Planned Unit Development (PUD) named Miske Meadows with the following conditions: 1. A PUD agreement shall be developed and signed by both parties prior to issuance of a building permit. 2. Parcels below 65 feet in width shall be included in a single homeowners association. 3. The homeowners association shall maintain all turf and landscape areas,remove snow from all driveway and sidewalk areas,and maintain all exterior building coverings. 4. Staff approval of an updated site plan identifying 20 foot driveway widths for all parcels, and maintaining a minimum of 42 feet between every other driveway for all parcels below 65 feet wide. Dimensions shall be included on final development plan. 5. Submit a copy of the homeowners association bylaws 6. Driveway widths for all detached townhome lots below 65 feet wide shall not exceed 20 feet when measured at the curb line. 7. All curbs within the development shall be barrier type B618 curbing. Curb cuts will be staked out per the approved development plan, and future changes must be approved by staff. 8. All mailboxes shall be clustered. 9. All mailboxes and public utilities with parking restrictions shall be located in a manor to reduce parking impacts.The facilities must be identified on the development plan, and approved by staff. 10. Staff approval of a standard landscape plan for all detached townhome units. 11. Identify one shade tree every 30 feet in the boulevard area on both sides of all public streets and a second tree in the front yard of each home. 12. Identify one shade tree every 30 feet on a line generally 20 feet behind all detached townhomes for the association maintained space between Fillmore and Edison Streets,to be installed by the developer and maintained in perpetuity by the homeowners association. 13. Identify one shade tree every 30 feet on a line generally ten feet from the rear property line of the common lot for all detached townhomes along Ivanhoe Drive, to be installed by the developer and maintained in perpetuity by the homeowners association. rim � r Template Updated 4/14 NATURE 14. Addition of a bituminous trail connecting Johnson Street with Ivanhoe Drive south side of the identified stormwater basin and green space,to be constructed by the developer and maintained in perpetuity by the homeowners association. 15. Addition of a bituminous trail connecting Fillmore and Edison Streets within the identified access easement and generally north of the detached townhome lots, to be constructed by the developer and maintained in perpetuity by the homeowners association. 16. Staff approval of a updated drainage and utility plans and calculations based on the site plans dated April 19,2016. 17. Staff approval of all required plans based on the site plan dated April 19,2016. Recommend,by motion,approval of the Preliminary Plat request for Miske Meadows with the following conditions: 1. Development agreement shall be signed, outlining costs and responsibilities to the satisfaction of the City Attorney. 2. All required wetland and grading permits must be obtained prior to commencing work on the site. 3. Parcels below 65 feet in width shall be platted on a parcel one foot wider than the front and sides of the building and 12 feet from the rear of the building. The remaining land between buildings and right-of-way shall be platted into a single parcel under common ownership of the homeowners association. Background/Discussion Paxmar is proposing to continue development of the plat previously named River Park,which was first approved in 2004 with a mix of single-family lots and townhome lots for 4 and 8 units.The 2004 plat included 317 single-family homes, 173 townhomes,Twin Lakes Elementary School, and a city owned lot identified for use as a fire station. To date, 37 single-family and 32 townhome units (five buildings) have been constructed. Site Plan The road network and general configuration of the development is largely unchanged from the previous plat. However, the largest changes are seen in changes to lot/building types and sizes.The developer owns approximately 96 acres of the remaining undeveloped plat of River Park. This area previously included 10 4-unit townhome buildings (40 units) and 185 single-family lots (225 total). The current proposal includes 74 detached townhome units on lots ranging in size from 44 to 55 feet wide and 168 single-family lots between 65 feet and 75+ feet wide (242 total). Access across the center portion not included in the current application package is not proposed to change as utility connections were previously stubbed in at the proposed road crossing locations. The connection (shown as 190th Ave) to County Road 40 is proposed to move from a point in line with 189th Ave to the current location. Paxmar has been in contact with the Sherburne County Highway Department and they are comfortable with this change. However, they require construction of a dedicated right-turn lane.The county road connection and turn lane will be constructed with the first phase of development. \\dc3-elkr\shared\Departments\Community Development\Planning\Case Files\P\P 16-02 Miske Meadows\P 16-02 SR PC 4-26-2016 Paxmar- Miske Meadows.docx Housing and Parcel Types The current developable area had been approved for 185 single-family homes and 40 4-unit townhomes. The majority of the single-family lots, 83 percent,were 75 feet or larger in width with homes varying in size between 1,280 and 2,337 square feet.The current site plan includes 168 single-family lots and 74 detached townhome lots,which are similar to the homes recently constructed in Kliever Lake Fields and West Oaks. The single-family lots range between 65 and 75 feet in width,and the detached townhome parcels are between 44 and 55 feet wide.The percentage of larger 75 foot wide lots was reduced to 45 percent of the 168 single-family lots. Previous detached townhome projects in the city have included an overall decrease in density from previously attached to detached units. Kliever Lake Fields 4rd (48 units reduced to 21), Kliever Lake Fields 5th (36 units reduced to 22) and West Oaks (62 units reduced to 44). All three realized a decrease in density,and much of the access for the smaller lots (40 to 50 feet wide) was provided via private streets. The current proposal nearly doubles the number of detached townhome units and all access will be from public streets. Staff is comfortable with some increase in density, for example converting all 40 attached townhome units to 40 detached units and increasing the number of 65 foot wide single-family lots. The housing market has seen a shift, and smaller detached style townhome units have seen an increase in demand. These types of units supply an affordable option for families looking to downsize, or an alternative to traditional single-family homes. However, staff has concerns with the size and configuration of the proposed smaller lots,including the quantity, availability of on street parking, driveway spacing, and snow storage. The proposed conditions are intended to address some of these concerns,and affirm adherence to the proposed plan. Design Standards To mitigate impacts from an increase in density, staff is recommending additional building design standards and facade treatments to provide variations in appearance throughout the development. Variations shall include a combination of building color,roof styles, material types,material styles, etc. The frequency that a given style or color can occur will be included in the PUD agreement if a recommendation of approval is made. To ensure the long-term maintenance of the detached units, staff has included a recommendation that the townhome association proposed for all detached units include maintenance of all exterior building coverings. Staff will continue to work with the developer to create a landscape plan that compliments the different housing types and improves neighborhood aesthetics. A standard planting plan for detached townhome units will be included in the PUD agreement if a recommendation of approval is made. Environmental An updated wetland delineation on some of the existing basins will need to be completed as the previous delineation has expired. The delineation will also help identify what mitigation,if any,is left to be completed. The applicant has applied for review from the Technical Evaluation Panel (TEP), and will continue to work with the Environmental Technician to ensure compliance with all environmental requirements. City ordinances require a 25 foot wetland buffer strip around all delineated wetlands and ordinary highwater marks for stormwater pods. No structures or alterations/maintenance to vegetation are \\dc3-elkr\shared\Departments\Community Development\Planning\Case Files\P\P 16-02 Miske Meadows\P 16-02 SR PC 426-2016 Paxmar- Miske Meadows.docx allowed in the buffer strip. There is also an additional 20 foot wetland buffer strip setback from the 25 foot buffer strip, for a total structure setback of 45 feet from wetlands and stormwater ponds. Section 30-1852 (a) (vii) requires an easement over all wetlands,wetland buffer strips and the stormwater ponds. Property owners can maintain vegetation (lawn) in the 20 foot wetland buffer strip setback.The property lines are proposed to stop at the 25 foot wetland buffer strip to reduce the chance of disturbing those areas. Engineering and Stormwater Staff is comfortable with proposed changes to the overall street layout.The connection of Lincoln Street between Miske Meadows and the adjacent plat is shown on the plat and would be constructed during the third phase of development. The connection provides safer alternative routes for residents of the Sunset Ridge area,improves connectivity for vehicular and pedestrian traffic,improves access for emergency vehicles,improves service vehicle traffic patterns (garbage and plow vehicles),and establishes the right- of-way for future utility connections. The Miske Meadows project will impact traffic in the city, and the impacts were studied as part of the Environmental Assessment Worksheet (EAW), an environmental review completed for River Park.The study identified a number of changes to the road network beyond the development. The changes included a re-alignment of Cleveland Ave to intersect Twin Lakes Road perpendicularly,pave Cleveland between Twin Lakes Road and County Road 12,and add a bypass lane to County Road 12. These improvements have been completed and staff believes the previous traffic study is still relevant for the current proposal. According to traffic counts sourced from MnDOT, traffic along Twin Lakes Road has not substantially changed since 2003. The average daily traffic counts for the segment of road nearest the proposed development decreased from 5,600 to 5,400 vehicles per day. The River Park plat identified a connection across Trott Brook between River Park and Twin Lakes Estates.When the project was reviewed as one complete project, connections between developments, county road access,and additional traffic and circulation requirements were discussed. Paxmar does not currently own the land near the Trott Brook and the connection is not included in the current scope of work. However,when the land is developed, the connection will be the responsibility of the developer. Stormwater staff has been in contact with the applicant to address remaining concerns with the drainage and stormwater plans. Parks The general location of the park on the original River Park plat is not proposed to change.A portion of the park is included in the current plans and the remainder will be included when the adjacent property is platted. Additional park improvements and trails are proposed beneath the power lines and around wetlands in the south portion of the site. The proposed park location and general trail connections are identified in the Parks and Recreation Master Plan. The Parks and Recreation Commission reviewed the park and trail locations and recommended a pro- rated park dedication rate for the developable areas. Credit will be given for the park,approximately 25% of the required dedication, and the remaining value will be satisfied via cash dedication. The city's park dedication rates are currently under review,and the final value will be determined when final plat is \\dc3-elkr\shared\Departments\Community Development\Planning\Case Files\P\P 16-02 Miske Meadows\P 16-02 SR PC 4-26-2016 Paxmar- Miske Meadows.docx reviewed. The Parks and Recreation Commission recommended the additional park improvements and trails proposed beneath the power lines and around wetlands not be credited towards park dedication. Phasing The applicant included a preliminary phasing plan which shows the first phase of the project as south of Twin Lakes Elementary and along Cleveland Ave.The first phase includes approximately 40 detached townhome lots, and 18 single-family lots.The developer is planning to begin construction of this first phase in the spring of 2016. Subsequent phases are identified in attached plans and described in the applicant's narrative. March 22,2016, Public Hearing During the public hearing held by the Planning Commission on March 22,2016, a number of residents spoke against connecting Sunset Ridge with Miske Meadows. Residents voiced concern over traffic and safety on the narrow streets in Sunset Ridge. They also noted significant safety concerns with the intersection of Lincoln Street and Twin Lakes Road. Residents also expressed concern with increased traffic on Twin Lakes Road and safety at the intersection with Cleveland Ave. Residents of both River Park and Sunset Ridge are not pleased with the narrow detached townhome lots proposed by the developer. The Planning Commission recommended removing the Lincoln Street connection,platting a full right-of- way width,and replacing it with a 10' trail and a break-away barrier to support emergency vehicle access. The Planning Commission should include this as an additional condition of approval. The Commission also recommended completing a traffic study to evaluate traffic impacts from the proposed development. Staff spoke with the City Engineer and he closely reviewed the traffic study included in the 2004 EAW. He is confident that the assumptions and recommendations included in the traffic study are consistent with what is proposed and does not recommend an updated traffic study. If the Planning Commission has a desire to see an updated study completed,a condition stating that should be included in the conditions for approval. Standards for Approval Planned Unit Development (PUD) A PUD is a land use tool that provides the city with an opportunity to vary design standards and flexibility to accommodate unique sites or programs. However,the tool should not be treated as a catch all way to deviate from design standards in order to fit a specific proposal. The original River Park plat included a mix of townhome and single-family units, 40 townhome units were identified in the area currently under consideration,with most of the single-family lots closer to the 75 foot minimum width. The current plat includes 74 detached townhome units (45' to 55'wide lots) and 168 single-family lots with over half of them being near the 65 foot width.To receive the original density bonus, the developers of River Park provided the school district with the land for Twin Lakes Elementary School,and the city a parcel for a future fire station. The current proposal shows an increase in the number of townhome lots and the number of 65 foot wide single-family lots. However,the total number of units within what was previously known as Rive Park will not see an increase. \\dc3-elkr\shared\Departments\Community Development\Planning\Case Files\P\P 16-02 Miske Meadows\P 16-02 SR PC 426-2016 Paxmar- Miske Meadows.docx City ordinance section 30-1564 outlines the requirements for approval of a PUD. 1. Land will be zoned into the PUD zoning district only upon approval of a concept plan for the PUD,pursuant to the procedure set forth in this section.A PUD will be authorized on land in a PUD zoning district only upon issuance of a conditional use permit,pursuant to the procedure set forth in this section. Re-zoning is not required. The property was zoned PUD as part of the River Park Project. The plans submitted by the applicant will be used to review the new project. 2. The uses allowed in a PUD shall be limited to land uses consistent with the city's comprehensive plan and land use map, and to those uses identified in the concept plan for the PUD zoning district and the conditional use permit for the PUD. The comprehensive plan guides this area for urban residential uses with a maximum density of 8 dwelling units per acre and an average density of 3 to 4 dwelling units per acre.After removing the non-buildable areas, the average density of the development is approximately 3.5 units per acre.The comprehensive plan also guides this area for single-family and detached townhome style units. The PUD proposal is consistent with the comprehensive plan. 3. The area of land to be included in a PUD shall be in uniform control of the applicant. The remaining undeveloped portions of the River Park development are owned by the applicant (Paxmar) and another land owner. The land within the current PUD application is in uniform control of the applicant. The remaining property does not appear to be impacted by the proposed development, and the ability to develop the remaining land according to the River Park plat has been preserved. 4. A PUD shall be designed to form a desirable unified environment within its proposed boundaries, including uniform design elements, landscaping, lighting and signage. The wide range in housing types,ranging from narrow 45 foot lots to larger single-family lots forms a unified environment throughout the development. The transition between housing types typically occurs in the back-yard areas with one single-family unit bordering,in some locations, two detached townhome units. Building designs will generally be consistent with varied facade treatments and color pallets provided throughout the development. 5. A PUD shall not cause undesirable impacts on adjacent lands and land uses. In particular, uses on the PUD perimeter shall be compatible with adjacent uses outside the PUD. The proposed PUD is bordered by Cleveland Ave to the east, existing development to the north and west, and undeveloped areas to the south. Detached townhome lots are located along Cleveland Ave to buffer the larger single-family lots at the interior.To the west, the existing Sunset Ridge development is bordered with 75 foot wide lots, consistent with the River Park plat and providing the least dense unit type. Land uses along the north side of the PUD are part of the original plat and proposed uses range from narrow 45 foot detached townhome lots to 75 foot lots. \\dc3-elkr\shared\Departments\Community Development\Planning\Case Files\P\P 16-02 Miske Meadows\P 16-02 SR PC 4-26-2016 Paxmar- Miske Meadows.docx 6. A PUD shall be served by adequate transportation, water, sanitary sewer and drainage systems. All homes will be served by water and sanitary services. The development includes a number of stormwater ponds and drainage improvements to ensure drainage is managed per city requirements. The current drainage plans require updating, and staff continues to work with the applicant. The PUD is adequately served by existing and proposed transportation networks.Traffic and transportation impacts identified during the previous EAW remain valid. Required improvements identified in the study (realignment of Cleveland Ave,bypass lane on CSAH 12, and right turn lane on Twin Lakes Road) were completed and a second connection to Cleveland Ave will be completed with the first phase of the project. Staff recommends connecting Miske Meadows to Sunset Ridge to provide safer alternative opportunities for Sunset Ridge residents,improve emergency service connectivity,improve road maintenance and service routes,and improve pedestrian connectivity. 7. A PUD shall not adversely affect existing or proposed parks, schools, streets or other public facilities. The development includes a new city park and the proposed re-districting of Twin Lakes Elementary took into account the potential for development in the surrounding area. Streets and public utilities are being added to serve the development. 8. The council may establish varied and reasonable lot area,frontage, side yard, and setback requirements for a PUD and may authorize a density which it determines to be appropriate under the circumstances.Any permitted density shall be consistent with the city's comprehensive plan and not adversely affect the public health, safety and welfare. The typical lot area, frontage, and setback requirements for the R-1c zoning district,which is the most comparable single-family district, are 11,000 square feet, 80 foot minimum width, and 30 foot front yard setbacks. The side yard setbacks differ,but a minimum of 15 feet between buildings is maintained. The proposal includes four different lot types, all of which are below the R-1 c standard. The largest lots are approximately 75 feet wide and 9,750 square feet with 15 feet between buildings. The smallest lots are 44 feet wide and 5,720 square feet with 10 feet between buildings. Front yard setbacks for all lot types are 25 feet. The reduced width, size, and setbacks are permissible via the PUD process,but the final dimensions/size can be adjusted by the City Council or recommended for change by the Planning Commission. 9. More than one principal building may be constructed on a lot within a PUD if authorized by the council. Unless otherwise permitted by the council, a PUD shall comply with the schedules of dimensional regulations set forth in this article, except that individual lots shall have no less than 80 percent of the minimum area for similar uses. Each principal building will be located on its own lot. \\dc3-elkr\shared\Departments\Community Development\Planning\Case Files\P\P 16-02 Miske Meadows\P 16-02 SR PC 4-26-2016 Paxmar- Miske Meadows.docx Approval of a PUD also requires satisfying all of the conditions for approval of a Conditional Use Permit. Conditions for approval are as follows. 9. Will not endanger, injure or detrimentally affect the use and enjoyment of other property in the immediate vicinity or the public health, safety, morals, comfort, convenience or general welfare of the neighborhood or the city. The project will not detrimentally affect the use and enjoyment of other property in the immediate vicinity.The PUD is adequately served by existing and proposed transportation networks.Traffic and transportation impacts identified during the previous EAW remain valid. 2. Will be consistent with the comprehensive plan. The comprehensive plan guides this area for urban residential uses with a maximum density of 8 dwelling units per acre and an average density of 3 to 4 dwelling units per acre.After removing the non-buildable areas, the average density of the development is approximately 3.5 units per acre. The comprehensive plan also guides this area for single-family and detached townhome style units. The proposal is consistent with the comprehensive plan. 3. Will not impede the normal and orderly development and improvement of surrounding vacant proper0. The project will not impede the normal and orderly development of the surrounding properties. The proposed configuration of lots,grading, stormwater, and right-of-way alignments maintain the development potential of the surrounding lots. The applicant has spoken with the adjacent property owner to ensure their ability to develop is not restricted. 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 ystems,parks and schools;and will not, in particular, create traffic congestion or interference with traffic on adjacent and neighboring public thoroughfares. There is some concern that the configuration of parcels may impact refuse disposal and plowing. The configuration of the driveways in the detached townhome areas has the potential to adversely affect these services, specifically along Edison Street as there are 37 driveways along a short roadway segment. Nearby residents have also expressed concerns over traffic congestion and traffic on neighboring public streets. To alleviate these concerns,residents requested removing the Lincoln Street connection and completing a traffic study. The Planning Commission can recommend either request to the City Council. 5. Will not involve uses, activities,processes, materials, equipment and conditions of operation that will be detrimental to any persons or property because of excessive traffic, noise, smoke,fumes,glare, odors, dust or vibrations. The proposed use does not involve activities that would be detrimental to surrounding properties. Expected increases to traffic will be consistent with the EAW completed as part of River Park plat, and improvements identified by the study have been completed. 6. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. The project 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. The project, as proposed,will fully comply with all other requirements of this code. \\dc3-ells\shared\Departments\Community Development\Planning\Case Files\P\P 16-02 Miske Meadows\P 16-02 SR PC 4-26-2016 Paxmar- Miske Meadows.docx Preliminary Plat City ordinance section 30-375 outlines the required findings for approval of a Preliminary Plat. 1. The proposed subdivision is consistent with the toning regulations(article VI of this chapter)and conforms in all respects with all requirements of this Code, including the zoning regulations and this article. The proposed subdivision may only be approved with a recommendation of approval for the associated PUD.Without the PUD the subdivision is not consistent with prior approvals or current zoning regulations. 2. The proposed subdivision is consistent with all applicable general and specialized city, county, and regional plans, including, but not limited to, the ci y's comprehensive development plan. The subdivision is consistent with all applicable plans. 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. Staff continues to work with the applicant to finalize drainage calculations and address wetland impacts. The physical characteristics of the site support the proposed development. 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. Staff continues to work with the applicant to finalize storm drainage concerns. Staff approval of updated drainage and erosion control plans is a requirement for approval. 5. The proposed subdivision will not cause substantial environmental damage. The 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. The subdivision does not conflict with easements of record. 7. The proposed subdivision will not have an undue and adverse impact on the reasonable development of neighboring land. The subdivision will not have an 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. \\dc3-elkr\shared\Departments\Community Development\Planning\Case Files\P\P 16-02 Miske Meadows\P 16-02 SR PC 4-26-2016 Paxmar- Miske Meadows.docx d. Lack of adequate off-site public improvements or support systems. The subdivision is not premature as the above conditions have been provided for. In reviewing the standards for approval of a preliminary plat, the proposed project meets the standards, provided the CUP to establish the PUD for Miske Meadows is recommended for approval. Resident Concerns Staff has been contacted by a number of residents in the area with concerns about the connection to Sunset Ridge,lot sizes,and the number of detached townhome units.They are concerned that a connection will increase traffic along Lincoln and Kennedy Streets and have a significant impact to safety in the area, specifically at the intersection of Lincoln and Twin Lakes Road. The concerns regarding the townhome units and increased density stem from a deviation from the previously identified single-family characteristic of the area.The area had been approved for single-family uses,and the area should remain largely single-family. Financial Impact None Attachments • Location Map • Applicants Narrative dated January 28, 2016 • Updated Site Plans dated April 19, 2016 • Building Elevation and Floor Plan Examples • Sample Building Photographs \\dc3-elkr\shared\Departments\Community Development\Planning\Case Files\P\P 16-02 Miske Meadows\P 16-02 SR PC 4-26-2016 Paxmar- Miske Meadows.docx 'It?pf ,i lit m Ilair t i ir.,rt Pd'IV , 44.. r Potrt"'"*"" ,... i _ ‘ .,. , *it A, At ■kww4•1°Yd" * ' 4*:* •3 * ' . *. 4"-, ' 1 • A*11,4 I I I.. , * *IL .Ark. ..*4 ' " 1' * ' 4111t7.."41i ..e.00441 ' ,,.• , *. So f'*,, or , Ito. , 4;11:0.1, 4■i 0 I 0,0 , ci°,4 ' t 0 s'1.,• 1 ., f 4 .. '' 1 4 ' ,. -4. t - 0 .., — . /....- . • "." 4 ' 4C44 "se . , w i .. , ,.., .91. ....... i 4 t 44* ' . '!' ■4 %fit ,,,,, 44' arlit ' dor ..,,,, '''' 4 I 44g,441t .... ,, 4, z ... * t14.„ t... „, ( . ., ....- . ., - , ....4, . , . 4 ..:: Al I 4 . .„..... ., 4u 4 4 4t4 . 4 ., . i wt. bk. 4 *0 • t '* '## W.* k A' • ' a .***."M 0 t , .A. we , • * * • , Google , ..... , Case No.. P 16-02 E141--)--k River 1.0 f S 1 6....06 mo. Meadows miske . CUP & Preliminary Plat CU PAXMA R© Miske Meadows (Portions of previously approved River Park) Residential Development Elk River, MN Project Narrative January 28,2016 Submitted for RP3, LLC 5160 Viking Blvd.NW Anoka, MN (763)753-6176 PAXMA R© Table of Contents I. Development Team A. Developer and applicant B. Consultants II. Introduction A. Request B. Project Location and Brief Parcel History C. Zoning& Land Use D. Project Description E. PUD amendment F. Development Standards G. Project Phasing III. Natural Resources A. Wetland delineation confirmation B. Soils and Ground Water C. Existing trees D. Storm water planning IV. Landscape Planning V. Public Parks and Trails A. Previously dedicated park areas B. Newly designated trail corridors C. Future connections VI. Traffic review 5160 Viking Blvd. NW Anoka, MN (763)753-6176 PAXMAR© L DEVELOPMENT TEAM Paxmar is a local owned and operated land development company primarily focused on delivering finished single family lots to builders. For some 30 years now ownership has taken raw ground, performed the land planning necessary with the community, graded the site, installed all utilities, streets and curbs, and sold finished lots to builders. Our mission is to bring livable, responsible, efficient neighborhoods to communities in Minnesota. We are Minnesota based so all our revenue stays in Minnesota. Ownership and key staff have been together since 1996. Each project location is developed as a separate LLC,through the State of Minnesota Secretary of State office. Over 10,000 home site sales have been planned and developed in ways to provide a positive home building and neighborhood experience for the customer. Work has been performed in over 50 different jurisdictions of the greater Twin Cities and St. Cloud area. CONSULTANTS Previous plans were prepared by Schoell & Madson, a consulting group that was acquired by Sambatek,now with headquarters in Minnetonka, MN. Land Planning - Paxmar, DJ2DMJ Planning & Sambatek Surveying - Sambatek Engineering - Sambatek Wetland delineation& Permitting - Sambatek Geotech reports and testing - ITT and Haugo geotechnical Parks Planning - Paxmar& Sambatek Landscape Architecture - Sambatek II. INTRODUCTION A. Request RP3, LLC, a wholly owned entity of Paxmar, LLC, is requesting the approval to slightly modify the existing PUD design and reauthorize the preliminary plat of 3 parcels that are part of the River Park residential neighborhood. Started by Lennar prior to 2003,these 3 parcels were released back to the underlying land owners, the Miske Family at the height of the downturn in the overall economy which dramatically affected the housing market. The parcels were placed back into agricultural production through last year, and will have many portions still in agricultural production in 2016. 5160 Viking Blvd. NW Anoka, MN (763)753-6176 PAXMA R© B. Location and Brief Parcel History and overview In December of 2015, RP3 closed on the parcels from the Miske Family, agreed to have the project named as a legacy to them and have worked with the original consulting firm to reorganize some parts of the plan and reaffirm the land plan of single family detached home sites that was not changing. Due to the lack of formal extension requests to allow the previous preliminary plats to stay in force, the project requires a"renewal" of the preliminary plat to move forward to final construction of any portion. However,most of the design is substantially similar in buyer profile and home types. Since some of the road layout is changing along with housing product types, a PUD amendment is required. Lennar Homes of Minnesota and their underlying project LLC entities, still retain ownership of 3 Outlots bearing the River Park Plat Name with 121 previously approved dwelling units. Of that amount, 45 are on Ivanhoe and have had water and sewer services installed for lot widths of 75' and wider. 23 Dwelling units are planned in the far northwest corner of the master plan, also on lots of 75' and wider, with ponding partially completed, but no underground utilities. When the sewer was run north for phase one and the elementary school, attached townhomes were also platted. 48 units of housing density and built sewer and water services on those parcels between Ivanhoe Drive NW and Hoover Street NW were let go to lenders and are now owned by others. Those parcels still carry PUD approvals but expired preliminary plats. The Lennar parcels may be referenced in by other reports in portions of various project discussion regarding grading, circulation and permitting but are not part of this specific application. C. Zoning & Land Use Plans are consistent with zoning and land use for a residential neighborhood.No change to land use is proposed, but minor reorganization of lot lines and product mix creates PUD amendment requirements to accommodate the new housing form. D. Project Description - Master Plan attributes and options for enhancement The River Park Neighborhood was approved with a variety of housing types. Two of the attached types approved are no longer being constructed and their target markets remain under served by conventional housing product types. The first time home buyer served in the 4 and 8 unit attached buildings closest to the school and the 4 unit empty nester quad homes along County 40 are without a builder option as originally approved in the master plan. 5160 Viking Blvd. NW Anoka, MN (763)753-6176 PAXMA R© Multi-Family equivalent housing type (Detached townhome-narrow lot single family) We are proposing similar interior square footage opportunities in two detached housing options on+/-45' wide and+/- 50' wide lot types, both with association maintained grounds, similar to the original master plan, but with less private infrastructure to pay for in upkeep and HOA budget reserves. There are 60 dwelling units proposed in this style. Single Family lots- 194 home sites The majority of the three outlots is in the similar single family lot in widths for review purposes of 65' wide to 69'; 70' to 75'; and 75' and wider. All the single family lot widths support a variety of home styles and sizes. The 65' can support the same size home as the wider lots, but may not be able to have garage expansion options to the side as easily as wider size lots. All have the same front and side yard setback distances. All homes are not in an association. Similar to the original PUD, the larger width homes are on Ivanhoe and along the westerly perimeter of the land plan. The middle and southern portion of the master plan have the greatest variety of lot sizes. Since the appraisal part of home mortgages have not provided an increase in value for home buyers on larger lots, the primary option of slightly narrower lots is to offer less land to maintain and buyer choice based on street location. Those that want a sidewalk can find that option. Those that desire a bigger yard can find that. We have several lots that provide back yard trees, some on parks and some on ponds. E. PUD amendment The original plan of record has several areas that are no longer allowed in the exact same location. These require an amendment to be recognized and as a result,the preliminary plat requires a new vote to authorize the lot configuration. Key elements of amendment are: 1. The attached buyer profile is provided for in two detached townhome/narrow single family lot style product types along Edison Street and Ivanhoe Drive in Phase 3. The provide similar interior square footages, similar exterior maintenance and lot sizes, and an association. 2. The County 40 Access point needs relocation due to the previous plan location being at the wrong sight lines after reconstruction. The proposed location is in an approvable safe location. 3. The details of stormwater pond design changed from the original plans to today's standards. These change the setbacks from pond edges to buildable areas of a home pad. As a result, the lots on the portions of Fillmore Street, 188th, 189th and Grant street all forced alignment changes which need to be recognized as part of the PUD and Preplat votes for amendment. 5160 Viking Blvd. NW Anoka, MN (763)753-6176 PAXMA R© 4. The edge of plat adjacent to the KR Farmland parcel to the SE now recognizes a coordinated street,ponding and grading plan. This new coordinated plan relocates the Cul de sacs to the north edge of the steeper slopes and will create a third access to County 40 at an approvable location for the future. Due to the new pond buffer setbacks, running a"frontage" style road along County 40 the length of the project is not a natural resource sensitive design. 5. The amount of land in lots versus community park or trail corridor under the power lines recognizes the benefit of a trail corridor and preserves views from the highest points on site for the benefit of all residents. The platting into park requires the PUD amendment. 6. Increased ponding at the south end of the site may render the need for a road less important, but trail connections still can provide options for water line looping back to County 40. F. Development Standards No changes to housing standards are proposed, but removal of attached housing types, their required private driveways and infrastructure and higher resulting HOA dues are removed. The side yard setbacks for single family lots are the same, but 5'-5' side yard setbacks are proposed as minimums for the two narrower lot types that are new to the master plan. Covenants to prohibit the exact same color scheme from being immediately next door on the single family lots will be created. Ponds are now placed in Outlots for public works benefit which results in total lot areas at lot sale becoming slightly smaller than prior styles of plats, which included the areas of lots into ponds. G. Project Phasing Phase one will be the extended connection of Edison Street from current 191St Avenue into the school and neighborhood to proposed 190th Avenue, then west to proposed Fillmore, then north and west to 191St Street extended. Both streets are stubbed with right of way, sewer and water lines. A new turn lane will be pursued for construction as a second access into the development. As proposed, this will be about 79 new home sites in four different widths (submarkets). The balance of the neighborhood can be added in 24 to 40-unit street extensions. The portion of the plan adjacent to Sunset Ridge Plat is not planned for phase one, but will be graded as part of phase two. While Lincoln street is proposed to be dedicated as a road extension,there are no plans to build a street over the road dedication, only a pedestrian trail for access to Lincoln Street which allows for a deliberate connection to roads and trails to the school and park facilities planned. 5160 Viking Blvd. NW Anoka, MN (763)753-6176 PAXMA R© Park lands will be dedicated as they are properly graded and in the plats they are adjacent to. Presuming there is not another substantial economic shock, a new phase per year is anticipated, allowing use of the southerly park lands by 2020, with all new roads being completed by about 2021. Outlot D of River Park is across Highway 40 and is a small Cul de sac for 65' wide lots. Water and access is available, but sewer is preferred to be part of a larger lift station planned to serve the land to the east when the time is appropriate. It is relevant to plan those lands under similar ownership to manage project certainty and design for the known issues of ponding, public roads, etc. III. NATURAL RESOURCES A. Wetland Delineation confirmation Sambatek has field verified prior boundaries that were plotted previously. Areas in Phase one have concurrence from City regulators for a fill permit to be submitted as a separate action for the required road connection of Edison. Mitigation is provided for on site. Wetlands on Phase III lands between proposed Johnson Street and Ivanhoe Drive have been plotted similar to the previous master plan approvals, but will be reviewed in the spring of 2016. They were farmed as permitted over the last several years and will have a recertified boundary assigned by the City as part of a separate review. That boundary will only confirm the setbacks to wetland impacted the proposed lots to the north. That boundary does not affect buildability, only lot pad size. B. Soil and Groundwater The soils are free draining fantastic for home building, may have several zones capable of crushing on site for road base to minimize import trucking near existing home sites and will allow for infiltration per current goals of water resource planning. Groundwater recharge is enhanced from prior calculations, but is substantially similar to the previous master plan. Most of Phases one to four drain to the north, the balance to the south. C. Existing Trees Existing tree cover exists throughout the phase three lots of Johnson and Ivanhoe Drive. Back yard areas will be preserved for quality with trees in the road and front yards through home pads removed per City standards. Deadfall will be removed. Fill of about 5' over existing ground elevations is required on Johnson Street to provide proper drainage. This is not as significant a fill as was previously planned. While this stand is in decline, the new urban forest will complement in future size and add a projected 82 new trees at a minimum of 2 per new housing unit. As many Elk River new residents do, 5160 Viking Blvd. NW Anoka, MN (763)753-6176 PAXMA R© they then add several new trees over and above what they have installed upon the completion of a new home. D. Storm water Planning Outlots are planned for public works oversight and monitoring, a significant platting shift from the original master plan. As currently proposed, about 9.5 acres is in ponds and combinations of pond/wetland for stormwater planning. This is about 10 % of the site total land. This is a preferred design alternative for inlets and outlets of piping and to manage the pond edges as municipal standards evolve. Areas of treatment are handled through sump manholes, to infiltration areas in the overall pond,then to larger storage and storm bounce areas. Openings into home basements are protected via emergency overflow designs and height similar to the previous master plans. These can best be highlighted by engineer submittals through the City Engineer. IV. LANDSCAPE PLANNING With an average of 2.5 new trees per dwelling unit, the 256 new home sites will provide at least 640 new trees at project initial completion. The area east of Edison home sites will have plantings between County 40 and the new homes to create greater privacy in time. These will be maintained by the HOA. Plans are designed by the Landscape Architecture team at Sambatek and will include suggestions for foundation plantings at the detached townhome dwellings and along the park trail corridor. See detail plans. V. PUBLIC PARKS AND TRAILS A. Previous lands Area was designated at the very south of the project masterplan. These remain, are part of the land versus cash dedication conversation in a development agreement, and will be dedicated once grading is completed, or at a specified time in a future phase adjacent to the parcel. The likely size of new land dedication is about 2.1 new acres, or about 2.2% of the project area. We would propose to regrade, respreads topsoil and reseed to the park grade type chosen. A facility planning request to parks and rec should be created as part of the future detail planning at a final plat for phase III. B. New trail corridors Previous plans chose not to add the high ground between the two power pole transmission lines. We believe this to be a missed opportunity. At 200' wide from the north edge of the easement to the south edge of the easement, options for a meandering trail, overlooks and other detail designs for use can occur in the 5160 Viking Blvd. NW Anoka, MN (763)753-6176 PAXMA R© approximate 110 foot wide corridor after planning for back yards on lots either side. From a 960 high point to a 920 elevation at the wetland to the east, a great sledding hill exists. As this corridor approached the wetlands to the Southeast, it widens to provide an opportunity for a trail network to surround that 15-acre complex. In the current submittal,this trail corridor provides 6.8 acres of new open space. This is about 7% of the project total. We would propose to grade, respread topsoil and seed to the park grade seed type chosen. C. Future Connections To the east,park trails would continue through the wetland complex of the KR Farmland parcel to County road 40 so that by the time all parcels are completed, a complete loop of paved trail could be used to circulate around all dedicated lands and to other parts of the city. If there is a delay for an off road trail along County 40 south of River Park,then inside River Park we project the following system would be complete: 1.4 miles of trails Sidewalks on one side of all streets, about 2 miles Existing parks and sidewalks previously built Future 3/4 mile sidewalks on Lennar portion of Ivanhoe drive to be completed by others The Lennar masterplan created additional neighborhood park space connected to our parcel at the south end of the project plans. The powerline corridor creates an added expansion potential through their land to Ivanhoe Street and potentially to the west. VI. TRAFFIC REVIEW The City previously reviewed all traffic impacts and concluded there were no required perimeter improvements other than what was started in the upgrade to County 40 and the dedication of additional right of way with the first phase plats. The trip generation of the planned lots in Miske Meadows is consistent with the previous EAW findings. We will provide the necessary turn lanes for new project entrances as a condition of project expansion, when the warrants are met. We will require new construction machinery traffic, as feasible, to use the proposed new road access points shown off of County 40. Once built, we expect most of the construction building traffic to use the new entrance points. Future phases west of Ivanhoe will use the existing road network as laid out. 5160 Viking Blvd.NW Anoka, MN (763)753-6176 3 1 5 3 5 3 3 5 5 5 5 5 5 5 5 3 1 3 5 5 3 5 35 5 3 3 5 5 4 4 DRAWING LEGEND 3 3 TOTAL RESIDENTIAL HOMES: 241 4 44’x130’ LOT (40 LOTS) 50’x130’ LOT (43 LOTS) 65’x130’ LOT (105 LOTS) 75’x130’ LOT (53 LOTS) SITE DATA OUTLOT B, RIVER PARK SECOND ADDITON 19.59 ACRES OUTLOT D, RIVER PARK SECOND ADDITON69.18 ACRES OUTLOT D, RIVER PARK 7.46 ACRES 2 TOTAL BOUNDARY AREA:96.23 ACRES 1MONUMENT SIGNS PUBLIC PARK 2 FUTURE NEIGHBORHOOD CONNECTION 3 3 4 PROPOSED TRAIL 5ACCESS EASEMENT N 04.15.16 MISKE MEADOWS PLANNED UNIT DEVELOPMENT NEIGHBORHOOD SKETCH PLAN ELK RIVER, MN ADDENDUM TO PRELIMINARY SITE DEVELOPMENT PLANS vent as req. 12'-0" vinyl siding ® ❑ ❑ ❑ ❑ vent as req. z RIGHT ELEVATION sp aces Ile"•1.4" ® — vinyl siding _ — 13 I Owen cith optional porch r fireplace 8I77" — REAR ELEVATION ,cal*1/e"•I'O" Ellvinyl gilding 7 NOTE: LEFT ELEVATION All openings to exterior must be caulked 4 flashed,Flashing Is req. ..e ve"•Ib" where all roof 4 vertical surfaces meet or where siding material changes. ELEVATION NOTES: rrr rrrr r rrrrrrrrrrrrrrrrrrrrrrrrrrrrrrr .rrrIIIIIIrrrralrrrrrrrrrr1111111r..r1111•rrr•1/ .�rratrrrrrr front gables 8:12 W/I'-6"soffit rrrrrrrrrrrrrrrrrrrrrrrrrrr� �rrrrrrrr .rrrrrrn.rrrrrrrrrrrrrrrrrrr.' Art ,"IMrrrrrrrr 2'-0"soffit W/6:12 roof rrrrrrrr• • • • • • • • • • • • • • • • • • ■ea611101■.rrrrrrrr 1.•O..O.H, able ends 't .rrrrrrrm�'xurrrrralrrrrrrrr ■M �rrrrrala g (/ rrrrrrrrr.�rrrrrrrrrrrrrr ��■M. ������ vin shakes front gables •••••■••••••�� "IMMrrrrrratrrrrNI ME•••••�� y 9 rrrrrrr► Tip rrrrrrrrrrrrr■ arrrrrr vinyl lap siding as shown .rrrrrr, am IQ\'��r�rrrrrrrrr .■s.■sl Irr....rrr 4� rrrrrr�/q�=mew"Ierrrrrrrrrrr. arrrrrr atone as shown V - \�� 1� 1� 2�� I� : ._ : rrr n■■ tENIVIn. . rrrrrrrrr. �♦��t� .������ r d 11mmeP■q qirrrY+∎rAlesimi��..•r rrrrrrrrr�rrrrrirrr.... .... u._........s._... ..rrrrrrrrrrrrrrrr orr �� arrrrrrrrrr..rrrrr —amirrrrrrrrro mumium ror_ 1 D = ._.._. _ _ ..�®.- '..gym ..,®L."I I_I = = Due to various site condition, ®®®®®®®® of Individual tote,the grade Tinos _ �r����. _ I represented by this print are For w- _•� ,;�__� �_ I illustrative purposes only. le sa ®�®®®®®®—� They do not reflect actual .�_ ,,=rl ®® ,_�-- ��• finished grade _ FRONT ELEVATION • �Y - - __- - - _ ~ scale I/4"•I'-0"page I of 4 � front elevation note vinyl shakes b4 sq.ft.(25%) NOTE: atone 18 eq.ft.(30%) contractor to verify all notes, vinyl lap 120 sq.ft.(45%) conditions,and dimensions,and be responsible for the same. MEADOW CREEK !BUILDERS IO'-4" 4'-4" 5'-4" 4'-4" 13'-8" NOTE: ox-out min.3"bearing•ea.end Q onbuction NOTE: of all micro-lam beams, JI _ ®_ _ - contractor to verify all noise, and headers w/spans of conditions,and dimensions,end -0"or greater. 101•12'optional be responsible for the same. ionises noted) concrete patio direct vent m wnmw __ as P.P. above NOTE: .D - - S OPTIONAL PORCH provide solid bearing under all beams,headers,girders 9 e - vaulted : FLOOR FLANS -- 1 I LIVING ROOM FUTURE 1 i 1 DINING ROOM FAMILY ROOM i ; fl ■ 1. 11 5 1 111 go FUTURE iF-1---1--1-;--.-;--1. CRAWL 1 I 111 ':i 33, �',.; ' ` i ' ` ' `SPACE I 11111111 I/2 BATH t LAUNDRY.;"o,^, A'�' KITCHEN qc t ••41111Ee ®®®® / re. �//� I■I�Gi �® FOYER et FUT. MECH. ' FOYER 1 rtl----_ 111111111 111® 1 --•ROOM ■° . .m=LG. li- cc -_,I/� /0/) ENTRY IIRK , 1 �1 l I BEDROOM•2 I COVERED PORCH r 2 CAR GARAGE "— COVERED i 1'' SIDEWALK MASTER BEDROOM BEDROOM'3 1 R'-8•x 13'-0" [I 1 1 L_ - - - - U] LOWER LEVEL MAIN LEVEL TOTAL FINISI-GABLE Q. FT. - 1910 MAIN LEVEL SQ. FT. - 1380 LOWER LEVEL SQ. FT. - 584 MEW SOME BY: FEDDER COMES I-IICKORY II (ELEVATION "A") wA/VER ��o SOME TO BE BUILT TO?NE NEW 100 IR B O • NTMH 2005 MINNESOTA E. 1,326 FINISHED SQ. FT. =as8 S IT IS 5NE RESPONSIBILITY OF ALL '1 rc n 13 SUBCONTRACTORS.SUPPLIERS TO MEET I (TYPICAL) TOTAL SQ.FT.OF FRONT WITHOUT 4• MINIMUM CODE REQUIREMENTS 0 9 Z L J rrrrrrrrrrrrrrrrrrrrrrrrrrr� GARAGE DOOR/FRONT DOOR•252.1 s °m g' rrrrrrrrrrrrrrrrrrrrrrrrrrrrr_ err_ r_.rrrrrrrrrrr_rr_rr_rrrr_rr_....—. ` W 'f g C z ••••••••mfrsI�rrrr tir••rrrrrrrrrrrrrrRNMEMMrr. 20%OF TOTAL SQ.FT.•50.5 a 1 o u U ■■■■■■■rrrrrrrrrrrrr■r■r■r■rrrrrrrrrr. 1'-0"OVERHANGS a EAVES •r rrrr r rrrrrrrrrrrrrrrrrrrrrrrrrrrrrrr Willi o r■rrrrrrrrrrr.r■■■■■■■rrrrrrrrrrrrrr• I'-0"OVERHANGS 41 GABLE ENDS saw==��w =m=w.......wame=rwor��werwersen=m=wnse - 34.6 SQ.FT.OF GLASS/13.1%OF TOTAL) F s u r i.rrrrrr rr rrrrrrrrrrrrrrrrrrrrrrrrrrr• rrrrrrrr= rrrrrrrrrrrrrrrrrrrrrrrrrr J °o.rrrrr... rrrrrrrrrrrrrrrr......r • rrrrr -..rr rrrrrrrrrrrrrrrrrrrr '71a 04 rrror' rrrrrrrrrrrrrrrrrrrrrr• rrrrrrrrrrr■rrrrrrrr w rc e ^�rrr.r� `zr_rrr_rrrrrrrrrrr rr. FLASHING NOTE: ARCHITECTURAL ASPH SHINGLES •� rrrrrrrrr■rrrrrr•i r , NEW HOME 5 Y: FEDDER HOMES WAIVER NOME TO BE BUILT TO THE NEW 2012 IRO 0 NTlED20�BO BY IETHE A STATE OF RESIDENTIAL CODE I i ITIIS THE.RRO�TO BIaIL&PL TO MEET 1 HICKORY II (ELEVATION C ) �s4p= MINIMUM CODE REQUIREMENTS—_—_J rc rc e 4 4 a 1,31 FINISHED SQ, FT. 9=^.., a r_ TOTAL SQ.FT. OF FRONT WITHOUT Uu R o cm Y? .....�� SHAKES•10.40 GARAGE DOORS/FRONT DOOR•408.6 a b o 0 1'-0"OVERHANGS s EAVES -� (11.2%OF TOTAL) 24;1 1'-0"OVERHANGS a GABLE ENDS ddIl1iPE1�Ilpplfilli ill 20%OF TOTAL SQ.FT.=81.12 alb ✓r m �inglrEn11:111= 1:1111 /7 N u o Ei�IpgrpElpgqrrlprplqloMbaki Ellibib r. 1� 34.8 SQ.FT.OF GLASS(8.5x.OF TOTAL) '4 g g z .iarrrrrarrrrnWrrrrnErrrr.arrElrnirl...�6 �;E< 1101=1111I11 ar�1lrEn tall. ll�nrtll�n�_ 6 9 a _.rill n111n1r9A!r�11r1yir��IrJgillq!1ntr�g911n�1r9q!._ FLASHING NOTE: V2462* ARCHITECTURAL ASPH SHINGLES ALL OPENINGS TO EXTERIOR MUST .�o`p'. O ALUMINUM SOFFIT t FASCIA BE CAULKED a FLASHED Y Q IU J w _ FLASHING IS REQUIRED WHERE ALL �'=ij =_ I,I,.I,I.,'... = I,I I,I , ROOF a VERTICAL&1RFACEB MEET. E-,m.PI 9 OR WHERE SIDING MATERIAL CHANGES "e Q ■ <p OKQm rje rrrr W VINYL SHAKES PER ELEVATION / „ ,E , ' b a z n°a EEI\•,"""�� f INSTALL HOUSE NUMBERS: Notes: m p%w O m� �rl ■lot a MINIMUM,VISIBLE FROM STREET Tills Building Must Not Be Occupied a4Q�n 0d$O FIRM /11 EEra., ` Until a centric..of Occupancy 3 A yl 0 E 2 rrrrrrrrr Nes Baen lowed u•Y rrrrrrrrrr IERIESIMPpr101bill0 rrrrrrrrr �rrr��rrr'�rhirrElrriyrEEr Post Ada..s Gerd rc a i m rrrrrrrrrr AprrEEaIlr1EEMOIIrPESIIMEEir� On site,vurole from the Street, i=oo ..uuunnmurumunnrEUElurlEE14 Maintain Until House Final Building.Plunbing and beating INep.ctons E 3 f 3 J VINYL LAP SIDING -�—oe r — Nurbers are Installed Must be complete Pnar to Occupancy. YI t'—°-'—=r—fro=�=too--�--=tooIMI iii ero=r>s=r>so=�=t Owner or Contractor Mu.be Present >i a §,r ..ro_e�E �a.���e �a�a•._ _ oe�E ear I nor Flnel Bulldi Impecton ®® E'a= DDD l DODD rat DDDD •B ZiLLm O STONE PER ELEVATION ° v�I ll °� it TOTAL STONE•81.64 ALL JOB DEBRIS MUST BE CONTAINED ON-SITE AND IN A P'ro� F) u n®®®�® re r O U=i- (19.91.OF FRONT) DUMPSTER OR COVERED,FENCED AREA (VERIFY BRAND a COLOR) 5 °° 7_ 11II !III--Ii!III--I(II ,1 7 ref ®/ (J®®®®V I V V P"DODD�' Building Official Review and AutMriutlon Required Prior to � a o o _tag ;ail 0 Changes,Modirlcaons,or Alter.lons \I r -- --l.i .r E.O�'� Iv7 ir.IEII�E, , ii Er EROSION CONTROLS REQUIRED il DUE TO VARIOUS SITE CONDITIONS • . - ,TI�II!'� 71��� ,�i ■r InNan erosion controls per proposed survey prior to foundation Q) OF INDIVIDUAL LOTS.THE GRADE LINES lepseuon.ROC,construction entrances and at.perimeter O / control*such as slit fence are required. maintain erosion REPRESENTED BY THIS PRINT ARE FOR controls.11 landscaping la completed. n ILLUSTRATIVE PURPOSES ONLY.THEY DO NOT FRONT ELEVATION "C" REFLECT ACTUAL FINISHED GRADE / rr WARNING: EU SCALE: I/4" = l'-0" CALL BEFORE T6 DIG!Gopher State One call M Fm 651-454-D002 ,V FINISHED SQ.FT.-1351 2, (NOTE:SQ.FT. IS MEASURED FROM EXT.OF SHEATHING) ❑ R 1 01:13 PM r B B B B B B E m it " /-- Wednesday,September 30,2015 st y ARCHITECTURAL ASPH SHINGLES ARCHITECTURAL ASPH SHINGLES B B B B \ � o'+.o ARCHITECTURAL 6 ROOF VENTS ARCHITECTURAL Q ATTIC VENTILATION ASPH SHINGLES ASPH SHINGLES Q 4 ROOF VENTS PROVO.,MT"AT=°•T SOn IN RR LIRRR VINYL LAP SIDING m % ni n VaNTPO.017. VINYL LAP SIDING 6 wu�.aee.u..��n�Ono.e 12 TOP..QF..SUBF.LOD.RING_..-._..- TOP OF SUBFLOORING ' TOP OF 6UBF49PRING VINYL CANT CdeR TOP OF SUBFLOORING LAP Iila ^ SIDING n .,- -1 VINYL LAP SIDING N TOP OF VINYL LAP SIDING _..ausr.oces.. VINYL LAP SIDING — — ® EFT ELEVATION .. IGHT ELEVATION - DASHED LINES REPRESENT DASHED LINES REPRESENT SCALE: I/8" = I'-oil SCALE: I/8" •1'-0" p, WALK-OUT FOUNDATION OPTION WALK-OUT FOUNDATION OPTION TOP OF SUBFLOORING VINYL U O N LAP a=� d0 I�I�I SIDING t� I hereby certify that this plan,specification, P:I I I I p twit�j] or report was prepared by me or under my direct .aYRf4QO•+�+reI t A supervision and that am a duly Licensed DASHED LINES REPRESENT m Professional Engineer under the laws of the State of Minnesota. I---��---------------------" WALK-OUT FOUNDATION OPTION m t '1 /, ` ®REAR ELEVATION m W o 8 .�JUI�-t6*�II^� SCALE: I/8" = I'-0" it) o Z Douglas K.Whitney,P.E. ALL RIGHTS RESERVED Date:June 12,2015 Reg. No.15910 NO UNAUTHORIZED REPRODUCTION -j!/#Ailli WITHOUT WRITTEN CONSENT [CONTACT T6}153-6176) I A6 MODEM,Err_ MINNESOTA, NEW HOME 13 1': FEDDER HOMES WAIVER NOME TO BE BUILT TO THE NEIL 2012 IRC K IN THE 3018 MINNESOTA STATE RESIDENTIAL CODE. I 11 11 .4 re W' IT IS THE RESPONSIBUJTT OF AU. 1—IICKORY II (ELEVATION "D") =i8Oho .r I SUBCONTRACTORS 1 SUPPLIERS TO MEET tLt�'�g MINIMUM CODE REQUIREMENTS i E a 1 e w L - - - - - - J 1,351 FINISHED SQ. FT. > g90-.-a FLASHING NOTE: rc 0 g o 0 ALL OPENINGS TO EXTERIOR MUST d 1 U U I'-0"OVERHANGS•EAVES 12 BE CAULKED.FLASHED TOTAL SQ,FT,OF FRONT WITHOUT i o li o I'-0"OVERHANGS GABLE ENDS - �s FLASHING IS REQUIRED WHERE ALL GARAGE DOORS/FRONT DOOR•345.3 9 w a 3 g= ROOF.VERTICdL SURFACES MEET, d L m U'n ``„��f�lrl,�.,`OR WHERE SIDING MATERIAL CHANGES i g J i U r1bili �rilrA- SI IAKES•41.1* 20%OF TOTAL SQ,FT.•69.1 V`m a R 0 •41r1OrpprlOgq,nt. g g-a �rn2ffl lignirrwrrri, llh9.OF TOTAL) ARCHITECTURAL ASPH SHINGLES .!!!2!11I1�n!1111pnillrymh,. 34.5 SQ.FT.OF GLASS(10.1%OF TOTAL) Dg,:1R ALUMINUM SOFFIT 4 FASCIA 't- "V ua m% _ _ II II II II a� g I I I I I I I IIl!IIrrrrr .� i _ • B a m z VINYL SHAKES PER ELEVATION =___ MERE i°°_ ■ �rrrrrrrrV qq1.. �.rrn±rrrrrrrlrvrterrrrrrrr INSTALL HOUSE NUMBERS: mq ry w 0 S, �rrrrrrrrMR,../rrrlpll74..1�= r 4'MINIMUM,VISIBLE FROM STREET Notice: ¢rJ q U q h 12 irrr�rrrrrrr 1 ri.11rii\.- rrs�Trrrrrrrrri..m.m. This Buldl Must Not Be Occupied S BOARD t BATON PER ELEVATION s rrrrry••rr!'ggan�pp7arlrp ati rrrrrrrrrrrrrr Occupancy o �rrrrrr _ rrrrrrrrrrr Pool Address Csd: Win a c.nmcne of ooeuper,cy a Zw N =rrrrrlrrRrrr �rir111rrrirlIMIMM Y�r NII rrrrrrrrrrri On Slb,Visible from the Street, Hes Baen Issued. gX -4alrmrlIIMBMI lll♦niIBllriu� \rrrrrrrrrENrrr ,Q>;O 3 J ..riurlElruri•72�u7mulEnrib7lEnrnU.. -r.rrrr�rr�r MaintaU re I Howe �I Q p U VINYL LAP SIDING -- ---�- Nun+,e.s re Installed Flml Building Plumbing and MMV,c Occupancy. 3 6 w -�—°� -�-�--1�'I�— P�� Must be com I Prior to Occ is_.��r—�0 it Yro.-_Irmwlo �0 — �0 WAIVER NOME TO BE BUILT TO THE NM 2012 RC �iUg9 r _ NEW 1-TOME 1B r: FEDDER HOMES Nmlce wii88 M THE 20B MIINNNESOTA STATE OF RESIDENTIAL CODE. ~E FI a. IT IS THE RESPONSIBILITY OF ALL Time Until aC Must Not O Occupied 33 pa SUBCONTRACTORS.SUPPLIERS TO MEET HICKORY/�J/ u I \, /�t UMII a Certificate or Oeeupaney ?m 3 Z HICKOR I II (ELEVATION 7�`Tt I IOU II�11� Has Bean Issued. w[Na9 ' MINIMUM CODE REDUIREMENTB a Q W L________________I FiMI Binding,Plumbing and Mating INrpectlons: a' 0 N 1,351 FINISHED SQ. FT. Met doepleacPriertoOccupancy. _ - Owner or Contactor or t be Present O O yr y for Final Building Inspection. p 0000 l'-0"OVERHANGS•EAVES .............. 0 .. rrrrr� I'-O"OVERHANGS m GABLE ENDS .rrrrri+r+..+-� 13'Ha^ 3 a °o Serrrrl..rrrrrrr� TOTAL SQ.FT,OF FRONT WITHOUT a L,•our= (UNLESS OTHERWISE NOTED) m rrrrrrrrrrrrrrr► •°o 0 �rrrrrr• -_-_mfrs.- GARAGE DOORS/FRONT DOOR••340.8 2 o 4"z -.rrrrrrrrrrrrrr. 12 .rc a-o m ..irrrr.\rrrrr• rrrri sraq�' -119 a rrrrrrrrrrrrrrr-_- n...i rrlrr... Qs rrrrrrrrrrrrr•'r�� A�nrrlmrnrrll►. 20%OF TOTAL SQ,FT.•85.1 z fro i.--mra ereearra mar-_ rgfrlOmmommosim.b._ ARCHITECTURAL ASPH SHINGLES _r-rrrrrrrrrrrrrrj ...A.0 r...a.h mihodrrk ,mains 452f0'.4:1 ALUMINUM SOFFIT 4 FASCIA N- f ■ 34.8 SQ.FT.OF GLASS(10,2%OF TOTAL) _ S 9?1 • •_ss -- g ■ ICI ICI ICI ICI °=o oa::4'20 hiiil VINYL SNAKES PTTbON OINGGSI ALL TO EXTERIOR UST b 4 m m O li CAULKED s FLASHE m U Q.nrlllargln\._ FLAS 10 REQURED WtlERALL 1—w ROOERTICAL SURFACES EET. g),. m OR WH91DING MTERIAL CNGES g Q ZIDING - ri•r�l�rnrq�rnr�prar�prs'rr6 Maintain Unt I House 11,9°9 =�