09-20-04 PCSEP.16.2004 11:58AM
N0.930 P.2/2
ITEM 3.1
Hakanson
1-111 Anderson 3601 Thurston Avenue, Suite 101, Anoka, MN 55303
Assoc., Inc. Phone:763/427-5860 Fax:7631427-0520
64
0
MEMORANDUM
To: Planning Commission
From: Ron 'Wagner, PL, Otsego City Engineer
cc: Mike Robertson, Administrator
Judy Hudson, Clerk
Dan Licht, NAC
Andy MacArthur, Couri & MacArthur
Date: September !6, 2004
Re: Status of CUP — T-Mobile/Charter
During the past month I have met several times with Charter and T -Mobile representatives on the
Charter Communications property.
The 8 poles have been removed and locates for small utility lines has happened. Qwest lines are
very close to the surface S" to 20" due to earlier attempts by city crews to rectify the sight line
issues. Qwest lines will need to be lowered which may require a separate contractor from the
earthwork contractor.
Today I spoke with Jeff Peterson of T -Mobile and he stated he was having discussions to have
Qwest or T -Mobile's contractor to lower the line so earthwork can be completed. He did not
have a timeline of when this work would be completed.
07-46 d-Mun=cipal ��
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ITEM 3-2
NORTHWEST ASSOCIATED CONSULTANTS, INC.
4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422
Telephone: 763.231.2555 Facsimile: 763.231.2561 plan nersic�bnacplanning.com
PLANNING REPORT -addendum
TO:
FROM:
RE:
REPORT DATE
NAC FILE:
BACKGROUND
Otsego Planning Commission
Daniel Licht, AICP
Otsego — Remington Coves; Preliminary Plat
14 September 2004
176.02 — 04.10
ACTION DATE: 18 October 2004
CITY FILE: 2004-47
The application of Otsego Development, LLC for rezoning, planned unit development —
conditional use permit (PUD -CUP), preliminary plat and final plat approval of Remington
Coves was tabled at the 7 September 2004 Planning Commission meeting. New
information concerning the proposed development is outlined herein. Please refer to
the Planning Report of 2 September 2004 for complete background and analysis of the
overall project.
The 40.38 acre subject site is located east of the Zimmer Farms development between
67th Street and future 70th Street within the west sanitary sewer service district. The
Comprehensive Plan guides the subject site for low density residential development.
The property is currently zoned A-1, Agriculture Rural Service District. The proposed
subdivision consists of 70 single family lots and 43 "bayhome" dwelling units.
Exhibits:
A. Revised Site Plan
B. Landscape Plans
ANALYSIS
69th Street. The preliminary plat has been revised to provide 69th Street with 60 feet of
right-of-way as recommended by the City Engineer. The street design is now consistent
with the Engineering Manual. The setbacks of the buildings along 69th Street are also at
least 30 feet from the right-of-way for the single family dwellings and 25 feet for the
bayhome units.
Bayhome Access. Access to the bayhome units is provided by two connections to 69th
Street. The private driveway within the bayhome area is designed with a 28 foot wide
section and concrete curb, except for the driveways accessing the individual garages.
There are 23 guest parking stalls designed along the private driveway, one more than
the one-half stall required by the City. We further recommend that one side of the
private driveway must be posted as a fire lane to ensure adequate emergency vehicle
access.
Bayhome Designs. The applicant has previously submitted illustrations and floor plans
for the proposed 43 bayhome dwellings. As discussed, the location of the buildings on
the site plan is off -set to provide viewsheds to the front and at least one side of the living
space for each dwelling. Based on these factors, we would consider the proposed 10
foot setback between buildings to be reasonable. It is necessary to adjust the site plan
to improve the location of Building 15 which is setback deep between the adjacent
dwellings.
Landscaping. A landscaping plan has been submitted. The plan details appropriate
types, sizes and quantities of proposed plantings for the site and foundations within the
bayhome area, the required bufferyard along 70th street, the homeowners maintained
outlots and streetscape trees within the single family area. The landscaping is attractive
and appropriate for its various purposes.
Park and Trail Dedication. The site plan illustrates a 0.9 acre area at the center of
Block 3 identified as "park". This area is not intended to be dedicated to the City, but
retained and controlled by a homeowners association. The designation of this parcel
must be changed on the site plan, preliminary plat and final plat from "park" to an outlot
designation.
Outlots A, B and D are trail corridors extending between the north half of the subdivision
oriented to 69th Street and the south half of the subdivision oriented to 67th Street.
Outlot A is to be eliminated, while Outlot B is to be increased to at least 30 feet wide.
Outlot B and D be dedicated to the City as public corridors without credit for park and
trail dedication as these trails are required to in place of streets to provide necessary
neighborhood circulation.
2
The site plan illustrates sidewalk on at least one side of all streets. The meandering
pattern of the sidewalk is consistent with the concept plan illustration, but not as
extreme. Except in the bayhome area, no sidewalk extends out more than 20 feet from
the right-of-way. The sidewalk on the south side of 69th Street must be extended to
connect with Marlowe Avenue and 70th Street at the plat boundaries. Also, the sidewalk
within the bayhome area would be anticipated to be maintained as a private trail.
Easements will be required over those sidewalks extending beyond the public right-of-
way. A trail will also be constructed along 70th Street as part of a public street project.
Preliminary/Final Plat. The applicant has submitted a preliminary and final plat based
on their site plan. The site plan attached hereto includes revisions based on initial
comments by City Staff and additional changes will be required based on the
recommended conditions of approval. The Planning Commission may recommend
approval of the preliminary plat with conditions. The Subdivision Ordinance does not
require the Planning Commission to review final plat applications, so we recommend
that no specific action be taken on that part of the request. If necessary, the City
Council can approve the preliminary plat with conditions while tabling the final plat until
all of the necessary plans have been finalized.
Construction Plans. The applicant has submitted construction plans for the proposed
subdivision detailing proposed grading, street construction and utility connections and
met with the City Engineer to discuss outstanding issues. These plans must be revised
to include changes already made to the site plan based on Staff comments and any
conditions of approval. The construction plans are subject to review and approval of the
City Engineer.
RECOMMENDATION
Our review of the Remington Coves Preliminary Plat and the additional information
provided is that the proposed development is consistent with the City's comments on
the concept plan. The proposed subdivision is also consistent with the City's
Comprehensive Plan and the intent of its development regulations where flexibilities
have been requested. Therefore, we recommend approval of the applications as
outlined below:
POSSIBLE ACTIONS
Decision 1 - Zoning Map Amendment
A. Motion to approve a Zoning Map Amendment rezoning the subject site from A-1
District to R-6 District based on a finding that the action is consistent with the
Comprehensive Plan.
C7
B. Motion to deny the request based on a finding that the action would be
inconsistent with the Comprehensive Plan as the proposed use does not conform
to required development standards.
C. Motion to table.
Decision 2 — PUD-CUP/Preliminary Plat
A. Motion to approve a PUD -CUP and preliminary/final plat for Remington Coves
subject to the following conditions:
Permanent roadway easements shall be recorded over Outlots D, E and F
which are to be owned and maintained by a homeowners association.
2. A temporary roadway easement shall be dedicated over all of Lot 11,
Block 5.
3. The provision of a 20 foot buffer required around delinated wetlands and
private driveway crossings of wetlands in the bayhome area is subject to
approval by the City Engineer.
4. One side of the bayhome common private drive shall be designated and
posted as a fire lane.
5. The preliminary plat shall clearly delineate the required front setback from
local public streets on all single family lots with a dashed line.
6. The minimum setback between buildings within Outlot C shall be 10 feet.
7. The location of Lot 15 within Outlot C shall be revised to provide view
sheds to the front and one side of the dwelling unit.
8. The preliminary plat shall provide a minimum 5 foot setback between the
foundation of the bayhome units and unit lot line within Outlot C in
accordance with Section of the Building Code.
9. Scaled elevations for the proposed bayhome units shall be submitted to
confirm compliance with the maximum 35 foot building height allowed in
the R-6 District.
10. The applicant shall specify exterior building materials and not less than
four color packages for the bayhome units. No color package may be
used for more than 30 percent of the total units.
11
11. Park and trail dedication shall be a cash fee in lieu of land equal to
$2,820.00 per dwelling unit, or the current fee in effect at the time of final
plat approval.
12. The sidewalk on the south side of 691h Street shall be extended to the plat
boundaries.
13. The sidewalk within Outlot C area shall be maintained as a private trail.
14. Outlot A shall be eliminated from the preliminary and final plat.
15. Outlots B and D shall be dedicated to the City as public corridors.
16. The park parcel identified on the site plan shall be designated as an outlot
to be retained by a homeowners association. Documents providing for the
ownership and maintenance of the outlot shall be submitted and are
subject to review and approval of City Staff.
17. All rights-of-way, street designs, street names, grading plans, utility plans,
easements and construction documents shall be subject to review and
approval of the City Engineer.
18. A 20 foot sidewalk easement shall be recorded at the front of those lots
where sidewalk is to be constructed.
19. The applicant shall enter into a development contract with the City, subject
to review and approval of the City Council.
20. The applicant shall revise the submitted preliminary, final plat and
construction plans in accordance with these conditions approval, subject
to review and approval of City Staff.
21. Comments of other City Staff.
B. Motion to deny the application based on a finding that the proposed development
does not conform to the requirements of the Zoning Ordinance, Subdivision
Ordinance and/or Engineering Manual.
C. Mike Robertson Judy Hudson
Andy MacArthur Ron Wagner
Jeff Bock Rick Harrison
John and Karla Kolles
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ITEM 3.3
NORTHWEST ASSOCIATED CONSULTANTS, INC.
4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422
Telephone: 763.231.2555 Facsimile: 763.231.2561 plan nersa,nacplanning.com
PLANNING REPORT
TO:
FROM:
APPLICATION:
REPORT:
NAC FILE:
BACKGROUND
Otsego Planning Commission
Daniel Licht, AICP
Otsego — Holiday Gas; Outdoor Sales
14 September 2004 APPLICATION: 1 September 2004
176.02 — 04.27 CITY FILE: 2004-18
The Holiday convenience store located at 9025 Quaday Avenue is requesting an
amendment of its PUD Development Stage Plan to allow outdoor sales and display of
water softener salt and firewood. These uses have already been established on the
property and were administratively noticed to the property owner as a violation of the
conditions of PUD Development Stage approval outlined in the findings of fact adopted
by the City Council on 22 December 2002. The subject site is zoned PUD District.
Exhibits:
A. Site Location
B. Site Plan
ANALYSIS
Zoning. The PUD District for the Waterfront development is based upon the allowed
uses and performance standards of the B-3, General Business District. Convenience
stores are allowed in the B-3 District as a conditional use subject to 16 requirements
listed in Section 20-77-6.D of the Zoning Ordinance, including:
13. No outdoor storage, sales, service or rental shall be permitted.
0
Deviation from the requirements of the B-3 District for uses within the Waterfront PUD
District is only appropriate if the action is consistent with the intent of the City's adopted
standard and results in a superior development in form or function. Our opinion is that
nether of these criteria are met in this case and that allowing outdoor sales at the
Holiday store would give it an unequal competitive advantage over other existing or
future convenience stores in the City.
C -Stores. Convenience stores have evolved from neighborhood garages where you
could buy a gallon of gas to stores where you go to get gas and buy a gallon of milk.
The consumer goods orientation for these uses is reflected in the contemporary site and
building design for these stores. Research of other surrounding communities suggest
that some limited level of outdoor sales is becoming incidental to these operations for
items such as water softener salt, windshield washer fluid, firewood, and even yard
mulch.
The B-3 District does allow opportunities for uses other than C -Stores to have outdoor
sales by administrative permit. The outdoor sales is limited to not more than 10 percent
of the area of the principal building, must be located near customer entrances and is to
be included in the calculation of required parking.
The Planning Commission must evaluate whether the City's current performance
standards for C -Stores should be modified to accommodate outdoor sales at the
Holiday station and at other existing or future C -stores within Otsego. To this end,
there are several regulatory issues unique to C -store uses to be considered in relation
to outdoor sales:
■ Sale goods.
■ Seasonal sales.
■ Size of sales area.
■ Location.
■ Vehicle parking/circulation.
■ Pedestrian access.
■ Height of sales goods.
■ Screening.
Site Plan. Holiday has located three pallets of water softener salt adjacent to the west
side of the three interior pump islands under the canopy. There is also a container on
the south side of the building for displaying firewood. Based on the approved site plan,
these locations would not interfere with vehicle or pedestrian circulation, would meet
required setbacks and be appropriately limited in area. Further review of potential
outdoor sales at Holiday should be subject to the specific performance standards that
the Planning Commission would develop allowing this activity for other existing or
potential convenience stores within the City.
2
CONCLUSION
The proposed allowance of outdoor sales at the Holiday within the Waterfront PUD is
appropriate only if the same opportunity is allowed other existing or future convenience
stores in Otsego. In recognition of industry changes and allowances for outdoor sales
for other commercial businesses, some limited opportunity for outdoor sales at
convenience stores should likely be accommodated. However, there are issues in
allowing outdoor sales for convenience stores based on their unique operational
characteristics that must be addressed
If the Planning Commission is inclined to accommodate an allowance of outdoor sales
at C -stores within the City, we recommend that an amendment of Section 20-77-6.D.13
of the Zoning Ordinance be initiated. City staff will prepare a more complete evaluation
of the issues outlined above related to outdoor sales at C -Stores and draft language
allowing this activity as part of the conditional use standards.
If the Planning Commission goes forward with further study of outdoor sales for
convenience store uses, we recommend that the public hearing specific to Holiday be
continued. It would be expected that Holiday's request for a PUD District amendment
would be subsequently evaluated upon any standards that the Planning Commission
develops as a result of its further study. Holiday can continue their current activities
until the Planning Commission makes its recommendations to the City Council on the
issue of outdoor sales at convenience stores and at the Holiday store specifically and
the City Council takes final action.
A. Motion to continue the public hearing and direct City Staff to prepare additional
information related to outdoor sales at convenience stores.
B. Motion to deny the request based on a finding that the application is inconsistent
with the Comprehensive Plan and the intent of Section 20-77-6.D.13 of the
Zoning Ordinance. The outdoor sales shall be removed from the property within
15 days of City Council action or be subject to citation as provided for by Section
2-5-3 of the City Code.
C. Motion to approve the PUD Development Stage Plan amendment subject to the
following conditions:
The outdoor display of goods shall be limited to those areas identified on
the site plan and shall not exceed an area greater than 10 percent of the
gross area of the principal building or 200 square feet, whichever is less.
2. The outdoor display of goods shall be located immediately adjacent to the
principal building, or under the canopy not to exceed a height of three feet
above the adjacent grade.
3. The outdoor display of goods shall not interfere with pedestrian or vehicle
circulation or encroach into required setbacks.
4. Outdoor displays shall conform to all building and fire codes.
5. The outdoor display area shall be included in the calculation of required
parking spaces for the subject site.
C. Mike Robertson, City Administrator
Judy Hudson, City Clerk/Zoning Administrator
Andy MacArthur, City Attorney
Ron Wagner, City Engineer
Bob Fields, Owner
Mark Rouse, Manager
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ITEM 3.4
NORTHWEST ASSOCIATED CONSULTANTS, INC.
4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422
Telephone: 763.231.2555 Facsimile: 763.231.2561 plan ners(:ainacplanning.com
MEMORANDUM
TO: Otsego Planning Commission
FROM: Daniel Licht
DATE: 15 September 2004
RE: Otsego — Riverwood National; Detached Townhouse Plans
FILE NO: 176.02 — 03.22
BACKGROUND
A condition of final plat approval for Riverwood National is that the design and
construction plans for the detached townhouse dwellings are subject to approval by the
Planning Commission and City Council. Representative exterior elevations and floor
plans for the sales models to be constructed for these dwelling units have been
submitted.
Exhibit A: Dwelling Unit #1
Exhibit B: Dwelling Unit #2
ANALYSIS
The proposed dwelling units have approximately 1,300 square feet of living area on the
main level. Optional porches and lookout or walkout basements substantially increase
the amount of living space within the dwellings to approximately 2,600 square feet.
The dwellings feature attached 24.5 foot x 20.0 foot garages for parking automobiles,
with an additional 22.5 foot by 8.0 foot area accessed by a six foot wide overhead door
for golf carts. The overall square footage of the attached garage is 670 square feet.
This exceeds the minimum square footage requirement of 480 square feet for garages
attached to single family dwellings.
0
40
The exterior of the dwellings feature brick wainscoting on the front fagade and around
the main entry on the side of the dwelling. All other areas are finished with vinyl lap
siding or vinyl shakes. We recommend that the brick wainscoting be extended between
the front line of the garage and the main entryway and at least four feet along the non -
entry side of the garage. The vinyl shake siding should also be used in all roof gables.
These changes are consistent with the City's requirements for similar structures in other
developments, most notably Kittredge Crossings.
Because of the unique orientation of these dwellings to a golf course, both ends of the
dwelling should receive "front" treatments including a brick wainscoting, window shutters
and landscaping at the foundation corners.
The builders must also specify color packages. At least four color packages should be
identified with no single color package used for more than 30 percent of all the
dwellings.
CONCLUSION
Our office recommends approval of the plans for the detached townhouse dwelling units
in Riverwood National, subject to the following stipulations:
Brick (or stone) wainscoting is to be provided:
a. Along the side elevation between the main entry and front line of the
garage.
b. A minimum of four feet on the side elevation opposite the main entry.
C. On the rear elevation of the building.
2. Vinyl shake siding is to be used within the peaks of all gables.
3. Shutters shall be provided for windows on the rear elevation of the dwelling.
4. At least four color packages shall be identified with no single color package used
for more than 30 percent of all the dwellings.
5. A unit landscaping plan shall be submitted and is subject to City Staff approval.
C. Mike Robertson Judy Hudson
Tim Rochel Ron Wagner
Andy MacArthur Chris Bulow
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O ALL ROOF TRUSSES
AS REO'O PER SECTIONS
10
12
10
ANO ELEVATIONS
VINYL SIDING
NNYL SiDINC
12
NNYL SIDING
IGHT ELEVATION 1/B•-1•-0•
ON
S
A
ROOF VENTS AS REO'O.
ASPHALT SHINGLES
ICE @ WATERSHIEID
15y FELT PAPER
12. OSB SHTH'G.
AIR CHUTES EA. TRUSS
ALUMINUM SOFFITS
/FASCN
VINYL SIDING
HOUSEWRAP
25/32' Br -RITE SHIN'G.
2xII STUDS I I6' O/C
RI9BATT INSUL
1/2" GYP.BD.
VAPOR BARRIER
2x6 TRT'O. SILL w/
SEALER
ANCHOR STRAPS/BOLTS
O 6'-0' O/C
GRADE FOlMIDATION GRADE FOUNDATION DAMP PROOFING
20.6 CONC. FTG.
CROSS SECTION A I/4--1'-D-
SHAKES
ROOF
REAR ELEVATION ,1 ><E
EXHIBIT A-4
NOIElII
VINYUTE WINDOWS
SPEC'D. VERIFY ALL
XXX ( K
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Rlu'
R.O.'D w/SUPPLIER
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/ ROOF vlxr's As REo'D
10/12 ROOF �y� 10/12 ROOF PITCH BREAK
NOTEII! � �Y
PROVIDE ENERGY HEEL 11 10 8/12 ROOF
r1� 12" O ALL ROOF TRUSSES 10
t0l
to AS REO'D PER SECTIONS
AND ELEVATIONS
VINYL SIDING
VINYL SIDING 0�
STEP MK./KNEE
WALL PER GRADE
FIELD PERRY
LEFT ELEVATION v6• -G•
NOTElH 10/12 ROOF
.i
SEE PAGE /3 fDR
�! 4 SEASON
PORCH PLAN CHANGES ,_iL
AND ELEVATIONS g
25/32" BALD -RITE
11/2" TNERW
R 10) APPLIED
RIOR OF RI
JOIST, w/SNEATi
OVER.
U0) APPLIED o
RIOR OF RIM
JOIST'
w/SHEATHING
OVER.
23 32" BALD -RITE
'G.
RIM JOIST DETAIL 1/2"-r-0"
® CANT -D. FLOOR (RIO lh
25/32•. SILD-RITE SHM'G.
1 •THERYAK
R APPLIED O
OF RIY
OVER.JOfST. EAiHWG
OVER.
RIM JOI TETAIL 1/z-1'-0•
STANDARD (w/R1 INSUL.)
--VINYL SHAKES
j---6" WRAPPED
1 FRIEZE BD'w
VINYL SHAKES
X10/12 ROOF
VINYL SIDING
✓l C
4
L oc7 K CJ4t tYi�+.�-ctit
REAR ELEVATION$
U
JOISTSIN
IO THERMAK
UL + SHTH'G. AT
ETER O RIM AREA(TYP.)
HT . /4)
2x10-14' TRTD
DECK LEDGER
VINYL SIDING
ICE @ WATERSHIELD
VINYL SIDING
wNn slaNc
15 FELT PAPER
SI EP &X./KNEE
1 2. OSB SHTH'G.
MALL PER GRADE
AIR CHUTES FA TRUSS
FIELD VERIFY
B
IGHT ELEVATION vg=I-D
ALUMINUM SOFFRS
NOTEIII
SEE PACE /5 FOR
5/BY.R..4..B. O CLG.
.i/IIEI�! 4 SEASON
/FASCIA
PORCH PLAN CHANGES
AND ELEVATKMJS
:�— F"� -LN• ES 0
to TRUSSES O 24. O/C
NN�,
ROOF VENTS AS REO'D.
ASPHALT SHINGLES
ICE @ WATERSHIELD
15 FELT PAPER
1 2. OSB SHTH'G.
AIR CHUTES FA TRUSS
B
INS GOWN
DISIIIADOW
ALUMINUM SOFFRS
5/BY.R..4..B. O CLG.
/FASCIA
GYIDER ROOF
1/2 S.R. w/Y•B. O WALLS
TRUSS
(3)9 1/4- M.L
VINYL SIDING
=
hUSH
STAIR INFO.
A�UNj
�•
HOUSEWRAP
2s/32' BUD -RDE SHTH'G.
2x6 STUDS O 16" O/C
(3
g)2x1 ANGERS
JIT• GYP.BD. MISUL
HARRIER
1.8 RISERS
VAPOR
314' T&G
SEE MY DETAIL SHE. /5
2,6 TRT'D. SILL w/
9 I JOISTS
O 9'o,. C.
SEALER
ANCHOR STRAPS/'8MT5
-p
O 6•-0" O/C
\
2.4 STUDS
=
c O�
OWP PROOFING
Rtl F.C. BATTS I
I �
20x8 CONC. FM
TG
FIRE POLY
�m
EXHIBIT B-4
3 2 sue
-
GRAIN TILE
NOTEIII
6.M POLY DRAIN Til£ VINYLDE WINDOWS
-
FML AS REQ'D.
SPECID. VERIFY ALL
R.O.L �PPLIER
rRncc ci7rTinn)
"Al
!YY>" t�
STEP BLK /KNEE 30 x30 IY - 24- CANT ABOVE
WALL PEk GRADE CONC. C.
FIELD F-
U
ZERO CLEARANCE
GAS FIREPLACE N {I-F,-U,T, FAM. �u
FRAME WALLS TO c sp _YY�L_
42 -HIGH w/WD. I O > ry 1
CAP rr SOFFIT OVER ¢ OF 5/12 O n o '-� 1: 6%'''1'1�� •e 'o
VA LT
- ---- v L2DI��'
JUT m0 1.. 1,',',`•4'l�-a v
LIVING ruLFR''ALF HGH.I" I P VIDE,1f30I 'C I z" ATX IN5Uc ,6
FRAME WALLS TO 6x6 SO. COLUMN % 4'S6ASON,PgRC)f' ,
42- HIGH w/WD. w/tx TRIM(SEE SEC.)CAP. SOFFIT OVER n (J)9 1 {" N.L.
10'-6/LONG
KI- ------- 6x6 POST ON L J
J'-{- 4'-10- 22- WALK -OUT IL- J3030•x12•.
2x6 STUuS I
' -O f0'-0' .-0 CONC. FIG' 9._9,
12* -0'1c.6- HAiF HCH.
Sc.12` BLK. I 12"-0-
MSTR. Z zoxe Frc_ 5
IBxiv „$
Dec..K v�No I
6x6 S0. COLUMN—
NOTE!!1 `v` I I W/TLuH511'Tnm
HOLO FLOOR JOI TS W I I FRAME WALLS TO-
IM'1/2- R7 THERAUX "' d I 1 41- HIGH w/WD.
. . INSUL. + SHTH'C. AT I I CAP k SOFFIT OVEF
ENTIRE PERIMETE O RIM AREA(TYP.) --- - I
_.-_ (SEE OETAII SHT . f1) I
STEP BLK /KNEE
WALL PER GRADE
FIELD VERIFY
4 SEASON PORCH PLAN v4• -I• -O 4 SEASON PORCH FOOTING PLAN v4' -1-o-
1273 SO. FT MAIN LEM
,41133 0. . FT. hW10 PORCH
IGHT ELEVATION I/B--I•-D-
IND
REELSSESCl1UN5
LEFT ELEVATION 1/6•-1•-D-
�,FF
-- CONC. FTG.
COLUMN FOOTING DETAIL
-0"
O 24. O/C
016*
0/C
PROVIDE R30 Fr.
BATT WSUL O
4 SEASON PORCH
�A--.ND-:TlEV4TfOND.l
ENEROF -D PE
ROOF VENTS AS REO'D.
ASPHALT SHINGLES
10 ICE h WATERSHIELD
-� IS/ FELT PAPER
1/2. OSB SHTN'G.
AW CHUTES EA TRUSS
ALUMINUM SOFFITS
/FASCL4
r„I-lwfL- M
25/3Y BILD-RRE SHTH'G.
2x6 STIaS O 16- O/C
R19 F.C. BATT WSUL
1/2” GYP.BD.
VAPOR BARRIER
1/4- Y.L. DROPPED BEAM
POST
x46`
11 11�— 24'x24 x 12'
SHAKES CONC. FTG,
CROSS S CTION B 1/4 -G
REAR ELEVATION
U
JOISTS IN
RIO THERYAXUL + SHTH'G. AT
ETER O RIM AREA(TYP)
HT . /4)
EXHIBIT B-5
NOTEIII
V1NWIF WINDOWS
SPEC'D. VERIFY ALL
R.O.'a w/SUPPLIER
XXXX K4i.5Rf' CC SREET c OF 5
Lor Y. BLKv enix