09-07-04 PCITEM 3.1
NORTHWEST ASSOCIATED CONSULTANTS, INC.
4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422
Telephone: 763.231.2555 Facsimile: 763.231.2561 plan nersanacplanning.com
MEMORANDUM
TO: Otsego Mayor and City Council
Otsego Planning Commission
FROM: Daniel Licht, AICP
DATE: 28 August 2004
RE: Otsego — Waterfront East; WSRR Amendment
NAC FILE: 176.02 — 03.33
The Governor signed into law legislation on 29 May 2004 that removed the majority of
the proposed Waterfront East and existing Nathe Addition from the Wild Scenic
Recreational River District. The only portions of these sites still within the WSRR
District are those areas within 300 feet of the OHWM of the Mississippi River.
A draft amendment to the Zoning Ordinance is attached to implement the change in the
WSRR Boundary. A public hearing is scheduled for 7 September 2004 at 7:00 PM.
City Staff recommends approval of the proposed Zoning Ordinance amendment in the
form attached hereto.
C. Mike Robertson
Judy Hudson
Andy MacArthur
Ron Wagner
Patty Fowler
Bob Fields
Ken Nathe
ORDINANCE NO.:
CITY OF OTSEGO
COUNTY OF WRIGHT, MINNESOTA
AN ORDINANCE AMENDING THE BOUNDARIES OF THE WILD AND SCENIC
RECREATIONAL RIVER DISTRICT CONSISTENT WITH LEGISLATION SIGNED BY
THE GOVERNOR ON 29 MAY 2004.
THE CITY COUNCIL OF THE CITY OF OTSEGO DOES HEREBY ORDAIN:
Section 1. Section 20-95-5.0 of the Zoning Ordinance is hereby amended to read
as follows:
C. Within the WSRR District within Sections 10, 14, 15, 16, 17, 23,
25, 26, and 36 Township 121 North, Range 23 West not listed
within B. above and excluding that part of government lots 1
and 2 of Section 14, Government lot 1 of Section 23, and the
southeast quarter of Section 15, Township 21 North, Range 23
West, lying beyond 300 feet of the ordinary high water level of
the Mississippi River, (Subdistrict C) the following are permitted
uses:
Section 2. Section 20-95-6.0 of the Zoning Ordinance is hereby amended to read
as follows:
C. Within the WSRR District within Sections 10, 14, 15, 16, 17, 23,
25, 26, and 36 Township 121 North, Range 23 West not listed
within B. above and excluding that part of government lots 1
and 2 of Section 14, Government lot 1 of Section 23, and the
southeast quarter of Section 15, Township 21 North, Range 23
West. lying beyond 300 feet of the ordinary hiah water level of
the Mississippi River, (Subdistrict C) the following are
conditional uses:
Section 3. Section 20-95-7.E of the Zoning Ordinance is hereby amended to read
as follows:
C. The WSRR District within Sections 10, 14, 15, 16, 17, 23, 25,
26, and 36 Township 121 North, Range 23 West not listed
within D. above and excluding that part of government lots 1
and 2 of Section 14, Government lot 1 of Section 23 and the
southeast quarter of Section 15, Township 21 North, Range 23
West, lying beyond 300 feet of the ordinary high water level of
the Mississippi River, (Subdistrict C) shall conform to the
provisions and administrative procedures listed in item D with
the following exceptions to the provisions of those parts.
Where these standards conflict with the standards of the base
zoning districts, the more restrictive standard shall prevail.
Section 4. The Zoning Administrator is hereby directed to make appropriate
changes to the official Zoning Map of the City of Otsego to reflect the changes set forth
above.
Section 5. This Ordinance shall become effective immediately upon its passage
and publication.
PASSED by the Otsego City Council this 13th day of September, 2004.
CITY OF OTSEGO
Larry Fournier, Mayor
ATTEST:
Judy Hudson, Zoning Administrator/City Clerk
Item
ENGINEERING REVIEW Review No. 1
Hakanson Residential Subdivision
Anderson for the City of Otsego
Assoc., Inc. by
Hakanson Anderson Associates, Inc.
Submitted to: Honorable Mayor and City Council
cc: Mike Robertson, Administrator
Judy Hudson, City Clerk
Dan Licht, City Planner
Andy MacArthur, City Attorney
Otsego Development, LLC (Solid Ground Development)
E.G. Rud & Sons, Inc.
Craig G. Schlichting, P.E., Plowe Engineering, Inc.
Reviewed by: Ronald Wagner, P.E.
Brent Larson
Date: September 2, 2004
Proposed
Development: Remington Coves
Street Location
of Property: A portion of the NE '/4 of the NW '/a of Section 31, T121,
R24. 40.38+ Acres, E of Zimmer Farms development
between 67th Street NE and future 70th Street NE.
Applicant: Jeff Bock
Developer: Solid Ground Development, LLC
Owners of Record: John and Carla Kolles
Purpose: Remington Coves is a proposed 70 single-family residential
homes and 43 "bayhome" style units development on 40.38±
acres in the City of Otsego, Wright County, Minnesota. The
proposed development will be served with municipal water,
sanitary sewer, storm sewer and public streets typical of an
urban setting.
Jurisdictional
Agencies: City of Otsego, Wright County, Minnesota Department of
(but not limited to) Health, Minnesota Department of Natural Resources,
Minnesota Pollution Control Agency
Permits Required: NPDES
(but not limited to)
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TABLE OF CONTENTS
INFORMATION AVAILABLE
EXISTING CONDITIONS
SUBDIVISION CONFIGURATION, LOT SIZE, DENSITY
STREETS
PRELIMINARY PLAT
TRAFFIC/ACCESS ISSUE
WETLANDS
SURFACE WATER MANAGEMENT
SANITARY SEWER COLLECTION SYSTEM
WATER DISTRIBUTION SYSTEM
ENVIRONMENTAL
OTHER CONSIDERATIONS
SUMMARY AND/OR RECOMMENDATION
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INFORMATION AVAILABLE
Preliminary Plat of Remington Coves, 8/16/04, by E.G. Rud & Sons, Inc.
Technical Specifications for Remington Coves, 8/16/04, by Plowe Engineering, Inc.
Drainage and Storm Sewer Calculation for Remington Coves, 8/16/04 revision, by Plowe
Engineering, Inc.
Construction Plans for Remington Coves, 816/04, by Plowe Engineering, Inc.
City of Otsego Engineering Manual
Minnesota Rules, Chapter 4410 — EAW Requirement
Trunk Stormwater Facilities Study for Portions of the Otsego Creek Watershed, February
2003
City of Otsego Zoning and Subdivision Ordinances, 10/14/02
National Wetland Inventory Map, 1991
EXISTING CONDITIONS
1. Existing zoning classifications for land in and abutting the subdivision shall be shown
on the plan. (21-6-2.13.2.)
2. Location, size, and elevations of existing storm sewer and culverts, or any other
underground facility within 150 feet of the proposed plat, shall be shown on the plan.
(21-6-2.B.5.)
3. 2 foot contours. Watercourses, marshes, wooded areas, rock outcrops, power
transmission poles and lines. (21-6-2.B.7.)
4. Subsurface conditions for subdivisions utilizing individual water and sewer systems.
Locations and results of soil borings, percolation tests, etc. (21-6-2.13.8.)
5. 100 year flood elevations. (21-6-2.B.9.)
SUBDIVISION CONFIGURATION, LOT SIZE, DENSITY
1. The minimum lot area width and depth shall not be less then that established by City
Zoning Ordinance unless approved under the PUD. (21-7-4.A.)
2. Every lot must have the minimum frontage on a city approved public street other than
an alley, as required in the City Zoning Ordinance unless approved under the PUD.
(21-7-4.E.)
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3. Lots fronting on a turn around for a cul-de-sac shall exceed the frontage of the zoning
district minimum by 25% unless approved under the PUD. (21-7-6.A.3)
STRFFTS
Include centerline horizontal curve PT and PC data on plan.
2. Local streets shall have 60 feet ROW MIN. Collector and arterial streets shall have
80 feet ROW MIN. (21-7-7.A.) The Northeast Wright County Transportation Plan
adopted by the City requires a minimum of 150 of R.O.W. along 70th Street NE.
3. All centerline gradients shall be at least 0.6% and shall not exceed 7%. (21-7-7.F.)
4. MIN curvature shall be 250 feet radius unless approved under the PUD. (21-7-7.G.)
5. Vertical curve lengths shall be per Mn/DOT guidelines.
PRELIMINARY PLAT
1. Also, 2 -year and 10 -year peak elevations shall be labeled for each of the stormwater
ponds. (6.0.13.)
2. Front, side, and rear setback lines shall be depicted for all lots according to the City
Zoning Ordinances' requirements.
3. Outlots D, E, and F require drainage and utility easements over them.
4. Lots abutting collector streets shall have an additional 10' of width or depth to be
overlaid with a drainage & utility easement for a landscape bufferyard. (20-16-7.D)
Please revise all lots abutting 70th Street NE to have a minimum 20' drainage and
utility easement.
5. Mira Circle shall be 67th Court NE. Cul-de-sacs less than 300 feet shall assume the
designation of the street or avenue they abut. (21-7-7.Q.1) Moya Court shall be
named Mason Court NE and the east connection road to 70th Street NE aligns with
the road already named Martin Farms Avenue NE and thus must assume this name.
TRAFFIC/ACCESS ISSUE
1. Address issues from Dan Licht's comments dated 8/29/04.
WETLANDS
1. Avoidance of wetlands must be attempted. If wetlands must be disturbed or filled
they must be mitigated as per WCA requirements. (20-16-9.E.2.) Wetlands need
delineation verification and a wetland mitigation plan will be required.
2. A protective buffer of natural vegetation at least 20' wide from the delineated edge
shall surround all wetlands. A principal building setback of 40' from the delineated
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edge of all wetlands or 20' from the protective buffer easement, whichever is greater,
shall be provided. (20-16-9.E.)
SURFACE WATER MANAGEMENT
1. We have received the hydrology report for the storm water runoff and are in the
process of verifying the offsite runoff to Zimmer Farms and Otsego Preserve has
been adequately accounted for in their storm water drainage systems.
2. Pre -development drainage calculations are required to compare to the pre vs. post -
development runoff numbers. The post -development runoff rate shall not exceed
pre -development runoff rate.
3. A minimum time of concentration (Tc) shall be 10 minutes for the hydrology and
storm sewer sizing calculations.
4. Storm sewer pipe must be a minimum of 15".
5. Minimum cover over storm sewer pipe is 2' for pipe in the R.O.W and 1.5' of cover in
green areas.
6. Minimum velocity through storm sewer pipe shall be 3.0 fps.
7. Additional calculations are required for the dead storage (2.5" rainfall), a 2 -year (2.7"
rainfall), and a 10 -year (4.10" rainfall).
SANITARY SEWER COLLECTION SYSTEM
1. The sanitary sewer collection system is under review and comments will be
forthcoming.
WATER DISTRIBUTION SYSTEM
1. The water distribution system is under review and the comments will be forthcoming.
ENVIRONMENTAL
1. The Environmental Assessment Worksheet must be completed.
OTHER CONSIDERATIONS
1. Submit a geotechnical report for review. The geotechnical report shall include
pavement recommendations. (21-6-2.13.11)
2. Statement certifying the environmental condition of the site. (21-6-2.13.10.)
3. Submit a grading plan with proposed grading, garage floor, first floor, and basement
elevations. (21-6-2.C.13)
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SUMMARY AND/OR RECOMMENDATION
We recommend resubmitting the preliminary plat with the above comments being
addressed.
Page 4
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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 ners(o)nacplanning.com
MEMORANDUM
TO: Otsego Planning Commission
FROM: Daniel Licht, AICP
DATE: 2 September 2004
RE: Otsego — T -Mobile; Public Hearing to Revoke CUP
NAC FILE: 176.02 — 04.04
BACKGROUND
The Otsego City Council approved a conditional use permit (CUP) on 22 March 2004 to
allow placement of personal communication service antennas upon an existing tower for
T -Mobile USA, subject to four conditions. The site of the existing tower and the
structure at the northeast quadrant of CSAH 37 and Odean Avenue is owned by
Bresnan Telecomm Company, LLC (aka Charter Communications).
T -Mobile has located their PCS antennas upon the support structure and installed
required landscaping. T -Mobile and the property owner have not, however, addressed
two conditions of approval related to the removal of eight existing wood poles erected
vertically on the site or altered the grade of the site adjacent to CSAH 37 at the direction
of the City Engineer to improve visibility at the CSAH 37 and Odean Avenue
intersection. The City Council has directed the Planning Commission to hold a public
hearing on 7 September 2004 at 7:00 PM to consider revocation of the CUP for failure
to comply with the applicable conditions of approval.
ANALYSIS
CUP. The City Council approved a CUP on 22 March 2004 to allow T -Mobile USA to
locate PCS antennas upon an existing support structure at the northeast quadrant of
CSAH 37 and Odean Avenue, subject to the following conditions:
Compliance with the performance standards of Section 20-
33-2 of the Zoning Ordinance is required.
2. Ground located equipment shall be relocated within a rear
yard and screened from view of adjacent properties and
public rights-of-way in accordance with Section 20-16-7 of
the Zoning Ordinance, subject to City Staff review and
approval.
3. The City Engineer shall review the visibility triangle at the
intersection of CSAH 37 and Odean Avenue and the
property owner shall complete any measures directed by the
City Engineer to improve line of site.
4. The property owner shall remove the eight vertical poles and
all debris from the subject site prior to location of the
antenna, subject to City Staff approval.
Wood Poles. There are eight wood poles placed vertically in the northeast corner of
the site. The City Council raised the location and use of these poles as an issue during
their consideration of the CUP application. At the time, it was believed that these poles
were remnants of a pole building that may have existed on the subject site due to their
arrangement. The City Council added a condition to those recommended by the
Planning Commission that the poles and all other debris be removed from the site.
City staff received feedback from the property owner after approval of the CUP that the
poles are used by the property owner for training employees to climb power poles.
Regardless of whether these poles were part of a pole building or used for the property
owner's stated purpose, the poles are considered to be non -conforming with respect to
their use and location on the property. The City Council was advised of the stated use
of the poles but again reiterated that the conditions of the CUP approval were to be
adhered to.
Chapter 15 of the Zoning Ordinance regulates non -conforming uses and structures to
the extent that they are ultimately eliminated and the property brought into compliance
with current Zoning Ordinance requirements. The application for the CUP to locate the
T -Mobile PCS antennas upon the existing support structure is a change in use and
circumstance on the subject site that allows the City to require that existing non-
conforming uses be eliminated. The condition that the poles be removed is a legitimate
action by the City given their non -conforming status.
Intersection Visibility. A second issue raised by the City Council following the
Planning Commission's review of the CUP application was the easterly visibility for
southbound traffic on Odean Avenue stopped at CSAH 37 due to the existing slope on
the subject site along the CSAH 37 frontage. The City Council included a condition that
the slope on the property be altered at the direction of the City Engineer to improve
visibility at the Odean Avenue and CSAH 37 intersection. The City Engineer has met
with the property owner on site within the last two weeks and had discussions about the
IN
necessary site work. Before any grading can be done, the location of existing utility
lines buried at a shallow depth within the slope in question must be located to determine
the extent of alteration possible. Again, the application for a CUP for a change in use
on the property allows the City to address existing issues such as the slope impact on
traffic visibility as a reasonable condition of approval.
CONCLUSION
The applicant and property owner have not complied with the conditions of approval for
the CUP to locate PCS antennas upon the existing tower at the northeast quadrant of
CSAH 37 and Odean Avenue. Based on the City Engineer's discussion with them, the
property owner seems agreeable to the work required to bring the property into
compliance with the CUP conditions. The Planning Commission may consider the
following actions to address this situation. We would suggest that the Planning
Commission either recommend that the CUP be revoked or table action with a specific
deadline for the applicant to perform on the outstanding conditions of approval.
A. Motion to recommend revocation of the CUP approved 22 March 2004 for
failure to comply with the conditions of approval thereof.
B. Motion to recommend that the CUP not be revoked on the basis that:
(Specific findings must be stated)
C. Motion to table action to the 20 September 2004 Planning Commission meeting
by which time the property owner shall have completed all necessary work to
comply with the conditions of approval of the CUP approved 22 March 2004.
C. Mike Robertson
Judy Hudson
Andy MacArthur
Ron Wagner
Charter Communications
T -Mobile USA
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 planners.' nacplanning.com
PLANNING REPORT
TO:
FROM:
RE:
REPORT DATE
NAC FILE:
BACKGROUND
Otsego Planning Commission
Daniel Licht, AICP
Otsego — Remington Coves; Preliminary Plat
2 September 2004
176.02 — 04.10
ACTION DATE: 18 October 2004
CITY FILE: 2004-47
Otsego Development, LLC has submitted application for rezoning, planned unit
development — conditional use permit (PUD -CUP), preliminary plat and final plat
approval of Remington Coves consisting of 70 single family lots and 43 "bayhome"
dwelling units. The applicant has previously submitted a concept plan for the proposed
development (then know as The Village), which was conditionally approved by the City
Council on 14 June 2004.
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.
Exhibits:
A. Site Location
B. Site Plan
C. Grading Plan
D. Bayhome Designs
ANALYSIS
Zoning. The subject site is proposed to be developed under the requirements of the R-
6, Quadraminium, Townhouse and Low Density Multiple Family District. The
subdivision also requires a PUD -CUP to allow for the platting of the bayhome dwellings
in a unit/base lot configuration and the unique lot shapes and front yard setback related
to coving based design. The Planning Commission is asked to consider the following
criteria outlined in Section 20-3-21 and 20-4-21 of the Zoning Ordinance regarding the
Zoning Map amendment and conditional use permit.-
The
ermit:
The proposed action's consistency with the specific policies and provisions of the
official City Comprehensive Plan.
Comment: The subject site is guided by the Comprehensive Plan for low density
residential uses. The preliminary plat has a density of 2.8 dwelling units per
acre, which is less than the maximum 3.0 dwelling units per acre allowed in low
density areas. The proposed preliminary plat further provides for a mix of
housing types consistent with the direction of the Comprehensive Plan, including
more compact bayhome dwellings arranged in a unit and base lot configuration
nearest to 70th Street. The proposed subdivision is consistent with the
Comprehensive Plan.
2. The proposed use's compatibility with present and future land uses of the area.
Comment. The table below summarizes uses surrounding the subject site. The
proposed mix of uses will be compatible with the adjacent land uses.
Direction
Land Use Plan
Zoning Map
Existing Use
North
LD Residential
R-6 District
Martin Farms TH
East
Agriculture
A-1 District
Agriculture
South
LD Residential
R-4 District
Otsego Preserve SF
West
LD Residential
R-6 District
Zimmer Farms TH/SF
3. The proposed use's conformity with all performance standards contained in the
Zoning Ordinance (i.e., parking, loading, noise, etc.).
Comment: The proposed use will conform to all applicable development
requirements, except as specifically modified by the PUD -CUP on the approved
development plans.
4. The proposed use's effect upon the area in which it is proposed.
Comment: The proposed use provides for a continuation of urban development
anticipated by the Comprehensive Plan within the west sanitary sewer service
district utilizing available infrastructure and allowing for extension of major
roadways.
2
5. The proposed use's impact upon property values of the area in which it is
proposed.
Comment: Although no study has been completed, the proposed use is not
anticipated to negatively impact area property values.
6. Traffic generation by the proposed use in relation to the capabilities of streets
serving the property.
Comment: The proposed use will generate traffic within the capabilities of
roadways anticipated to be developed in accordance with the City's
transportation plan and NEWC Transportation Study. These roadways include
70th Street being planned as a future county road, which is adjacent to the plat.
7. The proposed use's impact upon existing public services and facilities including
parks, schools, streets, and utilities and its potential to overburden the City's
service capacity.
Comment: The proposed use is not anticipated to have a negative impact to the
City's service capacity as it is within the planned service areas and intensities
anticipated by the Comprehensive Plan.
Streets. The preliminary plat provides 75 feet of right-of-way for 70th Street which is
designated as a future minor arterial roadway to allow for realignment of CSAH 37. The
proposed right-of-way is consistent with the Northeast Wright County Transportation
Plan adopted by the City. There is one intersection with 70th Street approximately one-
half mile east of MacIver Avenue in alignment with street locations to the north in Martin
Farms.
Secondary access to the subdivision is provided with a connection to Marlow Avenue
within Zimmer Farms at the northwest corner of the preliminary plat. Existing 67th also
provides access along the southern portion of the subdivision. As anticipated, the
preliminary plat provides for vacation of 67th Street east of Mason Avenue and a more
curvilinear design of the street between Mason Avenue and the east plat line. All of the
land from the vacated roadway is to be incorporated as part of the preliminary plat as
provided for when Otsego Preserves was final platted. A temporary connection through
Lot 11, Block 5 from the new route of 67th Street to the existing roadway at the east plat
line is shown on the construction plans. A temporary roadway easement will be
required over Lot 11 until such time as the property to the east develops and the reroute
of 67th Street is complete to MacAllister Avenue. Because of access limitations to 70th
Street, a second street connection to the east plat line has been provided between
Blocks 5 and 6 at the northeast corner of the subdivision. This connection is important
given that there is no street connection between 69th Street and 67th Street within the
subdivision.
3
The Engineering Manual requires local streets to have a 60 foot right-of-way and 28 foot
wide street section. The preliminary plat provides 67th Street with the required right-of-
way and street section. Sixty-ninth Street has a 28 foot street section, but only a 50 foot
right-of-way. The proposed width of the right-of-way can be accommodated as Outlot
C, which is the common space within the bayhome area is to be overlaid by drainage
and utility easement, subject to approval of the City Engineer.
The traffic circle and two cul-de-sacs are designed with 22 -foot street sections that only
allow for one way traffic and must be posted as such. The center islands within the
traffic circle and cul-de-sacs are proposed to be dedicated as outlots. This approach is
appropriate to allow for homeowner association maintenance of these spaces provided
that a street easement is recorded over each parcel giving the City right-of-way as may
be required in the future. The design of the traffic circle and cul-de-sacs are subject to
further comment by the City Engineer, particularly the curbed directional islands leading
to the traffic circle that could interfere with snow plowing.
Bayhome Access. Access to the bayhome units is provided by two connections to 691h
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.
Single Family Lot Requirements. The proposed single family lots have been
designed based upon coving principles that highlight two circular arrangements in the
southern half of the plat.
Lot Lot Width Setbacks
Area 70 St. Local Street Side Rear Wetland
Required 9,OOOsf. 60ft. 65ft. 35ft. 10 ft. 20ft. 40ft.
Proposed 9,OOOsf. 65ft. front 65ft. 30ft. 10 ft. 20ft. NA
60 ft. rear
The proposed single family lots meet the area requirements of the R-6 District, ranging
in size from 9,076 square feet up to 40,311 square feet. The average single family lot
size is approximately 13,000 square feet. All of the lots are at least 60 feet wide at the
front setback line and rear building line. The applicant has also refined the site design
to eliminate irregularly shaped lots while maintaining the same overall layout presented
on the concept plan.
As shown on the preliminary plat, the front yard setback to be required within this coving
subdivision varies between 30 feet and approximately 95 feet. A preliminary plat must
be submitted showing the required setback line for each lot as unique dashed line for
ease of use by the Building Inspections Department. There are no delineated wetlands
in the single family area of the plat, so the wetland setback is not applicable.
Bayhome Lot Requirements. The proposed bayhomes are subject to the following lot
requirements:
Lot Area Per
Unit
Setbacks
70 St. 69 St. Private Dr.
Btwn Wetland
Bldgs.
Required 5,000sf.
65ft. 35ft. 25ft.
20ft. 40ft.
Proposed 8,500sf.
65ft. 25ft. 25ft.
1Oft. 40ft.
The bayhomes provide less than the 9,000 square feet of lot area per unit, which is the
typical single family requirement in the R-6 District. Although this area was provided for
on the concept plan, increased right-of-way requirements for 70th Street established by
the NEWC Transportation Plan have reduced the developable area in this portion of the
subdivision. In that the bayhomes are being established through a unit and base lot
format with overlying drainage and utility easement, we do not perceive the proposed lot
area per unit as an issue.
A 25 foot setback for living areas from local streets (30 foot setback for garage faces)
was approved as part of the concept plan, which is appropriate here given that the
bayhome units have rear access to private drives. It should be noted that the proposed
setback together with the reduced right-of-way width will place these dwellings 15 feet
closer to the back of curb than typically required at 36 feet versus 51 feet. The City
Council also indicated that consideration would be given to reducing the side yard
setback between buildings to 10 feet if the planned building designs warranted such
consideration. This issue is discussed below.
Bayhome Designs. The applicant has submitted illustrations and floor plans for the
proposed 43 bayhome dwellings. The dwellings feature an attractive craftsman style
architecture with minimum square footages ranging from 1,400 to 1,600 square feet.
Choices for required front decks or porches and optional living space above the garage
add potential additional useable floor area to the dwellings. .
The applicant engaged an architect to develop the specific plans for the bayhome units
to preserve the intent of the design concept. The floor plan of the bayhomes has
garage and service areas at the rear of the units with primary living space the width of
the front of dwelling unit on two floors. The location of the buildings on the site plan are
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.
The height of the proposed buildings is two stories and likely within the 35 foot height
allowed in the R-6 District. Scaled building elevations must be submitted to confirm this.
Proposed building materials and color schemes must also be specified. There are to be
not less than four color packages and no color package may be used for more than 30
percent of the total units.
Because these dwellings are single family units, they are subject to the minimum 480
square foot attached garage requirement specified in Section 20-16-4.B.4 of the Zoning
Ordinance. All of the garages illustrated on the plans meet this requirement and all are
22 feet wide to accommodate the width of two vehicles. The configuration of the
garages allow for parks two vehicles with storage space to the front of one of the vehicle
bays for boats, recreational equipment, etc.
Landscaping. No landscaping plans have been submitted. A plan detailing the type,
quantity and sizes of required and proposed plantings must be submitted prior to
approval of a final plat for the following areas:
Required buffer yard along 70th Street consistent with Section 20-16-7.D of the
Zoning Ordinance.
2. Site and foundation plantings for the bayhome area.
3. The center islands of the traffic circle and cul-de-sac streets (Outlots D, E, and
F).
4. The homeowners association maintained open space at the center of Block 3.
5. A minimum two shade trees per single family lot.
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 as an outlot controlled by a homeowners association. Park dedication
requirements are to be satisfied as a cash fee in lieu of land equal to $2,820.00 per
dwelling unit, or $318,660.00 based on the number of dwelling units illustrated on the
preliminary plat.
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. We
recommend that the Outlot A corridor be eliminated, Outlot B is increased to at least 30
feet wide and that Outlot B and D be dedicated to the City as public corridors. No trail
credit will be given for these corridors as they essentially take the place of streets to
provide necessary neighborhood circulation.
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. 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.
These plans must be revised to include changes already made to the site plan based on
Staff comments and any conditions of approval. An issue to be reviewed with the
grading plan is impacts to the existing wetland within Outlot C. Section 20-16-9.E of the
Zoning Ordinance requires a 20 foot buffer be established around all delineated
wetlands and that measures be taken to avoid any impacts to these areas. The design
of the bayhome private driveways may have impacts to the wetland in this area and the
required buffer is not shown. The provision of the 20 foot buffer and wetland crossings
is subject to further review by the City Engineer. Further, the construction plans are
subject to review and approval of the City Engineer.
Easements. The preliminary plat illustrates perimeter drainage and utility easements
for each single family lot, over all of Outlot C and over wetlands and ponding areas. As
noted above, a 20 foot wide sidewalk easement is required on the front lot line for those
lots on the side of the street where sidewalk is to be constructed. All easements shall
be subject to review and approval of the City Engineer.
Development Contract. After approval of the preliminary and final plat, the applicant is
required to enter into a development contract with the City. The development contract
specifies all conditions of approval, applicable fees and required securities. The
development contract is subject to review and approval of the City Attorney.
RECOMMENDATION
Our review of the proposed Remington Coves Preliminary Plat is that the proposed
development is consistent with the City's comments on the concept plan. The proposed
subdivision is also be consistent with the City's Comprehensive Plan and 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.
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:
1. The right-of-way for 69th Street is subject to review and approval of the
City Engineer.
2. Permanent roadway easements shall be recorded over Outlots D, E and F
which are to be owned and maintained by a homeowners association.
3. A temporary roadway easement shall be dedicated over all of Lot 11,
Block 5.
4. 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.
5. One side of the bayhome common private drive shall be designated and
posted as a fire lane.
6. The preliminary plat shall clearly delineate the required front setback from
local public streets on all single family lots with a dashed line.
7. The minimum setback between buildings within Outlot C shall be 10 feet.
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. A landscape plan detailing the type, quantity and sizes of required and
proposed plantings shall be submitted for the following areas:
a. Required buffer yard along 70th Street consistent with Section 20-
16-7.D of the Zoning Ordinance.
b. Site and foundation plantings for Outlot C.
C. Outlots D, E, and F.
d. For the park area at the center of Block 3.
e. A minimum two shade trees per single family lot.
12. 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.
13. Outlot A shall be eliminated from the preliminary and final plat.
14. Outlots B and D shall be dedicated to the City as public corridors.
15. 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.
16. 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.
17. A 20 foot sidewalk easement shall be recorded at the front of those lots
where sidewalk is to be constructed.
18. The applicant shall enter into a development contract with the City, subject
to review and approval of the City Council.
19. 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.
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
10
BASE■MAP DATA PROVIDED BY
Hakorwn
Anckmn
PREPARED OCTOBER 2001
NOTE:
THIS MAP IS FOR PLANNING
PURPOSES ONLY AND SHOULD
NOT BE USED FOR EXACT
MEASUREMENT.
x0TSEGO
_+ ON THE GREAT RIVER ROAD
a
N; E= 70th Street
L Legend:
Total Area of Site .....................
Total Number of Units ..................
1/4 Number of Single Family Coved Lots .....
Average Lot Size ..... I .............
Minimum Lot Size ...................
Area of Front (setback to curb) ....
Area of Front per Lot ..............
Number of Sayhome Unita ................
Total Area of BayHomo Region (to ROW)
Area of Private Drive in BayHome Area
Remaining area per unit .............
Total Area of Impervious Surface .......
Area of Private Drives (Bayhomes)...
s
Area of Single Family Driveways ....
Area of Public Street Pavement .....
Area of Sidewalk ...................
Area of Rooftop ....................
40.0691 Acres
113
70
12,862 eq.ft.
9,000 eq.ft.
8.9098 Acres
5,589 sq.ft.
43
10.2122 Acres (444,642 sq.ft)
1,8234 Acres
8,500 sq.ft.
12.9698 Acres
79,425 eq.ft.
81,424 sq.ft.
146,385 sq.ft.
50,816 sq.ft.
207,114 sq.ft.
Seale 1" = 80'
August 31st, 2004
Revision 10
Ries H rdson
Site Design Studio
(788) 888-0055
8832 7th Avenue North - Golden valley, MN 55427
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Developer: Solid Crimind Develonment
N",, EXHIBIT B
C,pydght 2003 Rid Harrison SYe Oasign SWClo w.vw.rhSdPl-hg.111
36A,
�71"�-
21
m
if
.y
CD
T -L
PRELIMINARY GRADING, DRAINAGE AND EROSION CONTROL PLAN
FJEMINGTON COVES
EROSION CONTROL NOTES
FRGC OIi n�'n�aTFc x IMP FMFIJTATIDN LCHFDUL
(1) PRIOR TO HOUGH GRADING. INSTALL SILT STOP FENCES IN LOCATIONS SHOWN
ADDITIONAL SILT STOP FENCES WILL BE REQUIRED WHERE LOCAL COIDITICNS REQUIRE
(2) EXCAVATE PONOS.
(3) ROUGH GRACING
LETED AREAS. SHALE PROCEED ON AN AREA BY AREA OASIS TO MINIMIZE
(4) AS EACH AREA IS GRADED, PROVIDE NAIIA TOPSOIL, SEGO, AND MULCH
ANCHORED WTH A STRAIGHT SET DISC WTHM 14 DAYS OF FINAL GRADING.
(5)I UNTVEGETATION
vDCL
REPAIR
NSI�ESTABUSNFENCE S (INCLUDE THE REMOVAL OF ACCUMULATED
SILT)
(6) KNOW ACCUMULATED SEDIMENT FROM POND AFTER THE SITE HAS BEEN STABILIZED.
(T) USE
E ED MIMIX I�X 6 MD/GR OR WF FOR PONDING ANFILMATION AREAS,
USE MnDO
CONSTRUCTION ENTRANCE I
TIPlCAL LOT LAYDOT
�#
a
�0 6
IxA¢Arrs frrfwPA cRAPr rcarermw
Q�
2`-r^�`yt,-. S
SORALT A.B' /UR LOIN //POA OxLI LOOP O[rr
fUBfAKT VEX "A LOf /IPDA ON NIl A/9fYfM
5Jl.IF }tt
W.O. `woo r°ice �/B.SYLM/ GV? Lo
g ` �O SFS
62
IwPLc rrs cAxAcr /LOCA fLrvArax
1) Stwm Sewer Ivnglbs NGu:k tM1e IvNn9 lon9!b of the ;ron.
AT fBl /'AOM O/ CIRAOf
Lvin9 IangtM1 cf aprms will be daductee Tram paymw�l length
v! Pie_
2
WRBS
las
1) BarYlllliny al Cwba wKM1 an -Ile material is mckenld to curd
U
canatMctim-
2) Curb Ce shill larcnlnvte WItM1 o Iwo loot 6eowr lul acctbn.
. nw rtvuuee
SILTFENCE
Z_
EROSION CONTROL NOTES
FRGC OIi n�'n�aTFc x IMP FMFIJTATIDN LCHFDUL
(1) PRIOR TO HOUGH GRADING. INSTALL SILT STOP FENCES IN LOCATIONS SHOWN
ADDITIONAL SILT STOP FENCES WILL BE REQUIRED WHERE LOCAL COIDITICNS REQUIRE
(2) EXCAVATE PONOS.
(3) ROUGH GRACING
LETED AREAS. SHALE PROCEED ON AN AREA BY AREA OASIS TO MINIMIZE
(4) AS EACH AREA IS GRADED, PROVIDE NAIIA TOPSOIL, SEGO, AND MULCH
ANCHORED WTH A STRAIGHT SET DISC WTHM 14 DAYS OF FINAL GRADING.
(5)I UNTVEGETATION
vDCL
REPAIR
NSI�ESTABUSNFENCE S (INCLUDE THE REMOVAL OF ACCUMULATED
SILT)
(6) KNOW ACCUMULATED SEDIMENT FROM POND AFTER THE SITE HAS BEEN STABILIZED.
(T) USE
E ED MIMIX I�X 6 MD/GR OR WF FOR PONDING ANFILMATION AREAS,
USE MnDO
LROCK
CONSTRUCTION ENTRANCE I
%ISNNC UTILITIES
1) the Nlwmallw sM1ewn on (hese wowngs cenurniny tMe anc
a
calbn ul exis:Nq utlltks is of guaronteeG Io M a orale
Iw aI induslre. Toe cwtraclwnl5 rasPcnslbk NmuMinq Nia own
LEGEND:
eaermNmlan tI—and Iaavlbn or u „Imes es mqy
b. n eaarr m awls —-la m.e. migaae.
�a emtm mole
1) Oanolee Dkection W DD-'-"-lnD-'-"-Stma
2)�Omotea propoeetl Conlaur
!IIX.q Ia 1'0nacatlons.
Caphact
STQRM SEWER w nvat (651J 454
3) ——Uenelee FilcUng Gntvur
1) Stwm Sewer Ivnglbs NGu:k tM1e IvNn9 lon9!b of the ;ron.
422—
Lvin9 IangtM1 cf aprms will be daductee Tram paymw�l length
v! Pie_
6 Danolee EMOUy Spot Elewllon
WRBS
las
1) BarYlllliny al Cwba wKM1 an -Ile material is mckenld to curd
canatMctim-
2) Curb Ce shill larcnlnvte WItM1 o Iwo loot 6eowr lul acctbn.
. nw rtvuuee
SILTFENCE
LROCK
CONSTRUCTION ENTRANCE I
%ISNNC UTILITIES
1) the Nlwmallw sM1ewn on (hese wowngs cenurniny tMe anc
calbn ul exis:Nq utlltks is of guaronteeG Io M a orale
Iw aI induslre. Toe cwtraclwnl5 rasPcnslbk NmuMinq Nia own
LEGEND:
eaermNmlan tI—and Iaavlbn or u „Imes es mqy
b. n eaarr m awls —-la m.e. migaae.
2) �L eUNaUty
OOOOOT
1) Oanolee Dkection W DD-'-"-lnD-'-"-Stma
2)�Omotea propoeetl Conlaur
!IIX.q Ia 1'0nacatlons.
Caphact
STQRM SEWER w nvat (651J 454
3) ——Uenelee FilcUng Gntvur
1) Stwm Sewer Ivnglbs NGu:k tM1e IvNn9 lon9!b of the ;ron.
{—Denolea Slil Fence
S) Denotes Proposed Spot ENwUm
Lvin9 IangtM1 cf aprms will be daductee Tram paymw�l length
v! Pie_
6 Danolee EMOUy Spot Elewllon
WRBS
1) BarYlllliny al Cwba wKM1 an -Ile material is mckenld to curd
canatMctim-
2) Curb Ce shill larcnlnvte WItM1 o Iwo loot 6eowr lul acctbn.
Smal5
i) Saw cul saglNq Bltuminue ane Conarele GJrb to MoMae
lull jdn!.
]) Removal ana aspowl al aviating street requ4vtl
b 1one4uclim k NcMmld.
CONTRACTOR LIIALL FIELD VERIFY LOCA71CH AND ELEVATION OF EXISTING UTILITIES AND
NOTIFY ENGINEER OF ANY DISCREPANCIES PRIOR TO THE START OF CONSTRUCTION.
A ROCK CONSTRUCION ACCESS ROAD SHALL OC INSTALLED AND MAINTAINED AT
ENTRANCES TO EXISTING HARD SURFACE ROADS. ROCK ENTRANCE SHALL BE NO LESS
THAN SO FEET IN LENGTH AND AS WIDE AS NECESSARY FOR TRAFFIC. USE 1- TO 2•
WASHED ROCK.
GRAPHIC SCALE
EXH)[BIT C
oaq
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L t 37
EXHIBIT D
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� 1101l ANSIOAMNIHM, CHICAGO.
n 1.0025
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118 E. 26th Street
Suite 300
Minneapolis, Wil 55404
P:612-879-8225
F:6.12-879-8'152
i4ww. tanek. com
precedent studies
bayhomes
solid ground
development, Iic
I hereby certify that this plan,
specification or report was prepared by me
or under my direct supervision and that I
am a duly licensed architect under the laws
of the state of minnesota.
'- name date
MODERN HOME Na 225
6h.rlrc.l I:ttfx.lrn Wnn I—.
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license number:
$65900
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ara e..r.M., ...NM'.N d L—W,. L.I. 666."1... ala W.I.
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issued 8/16/04
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EXHIBIT D
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118 E. 26th Street
Suite 300
Minneapolis, MN 55401
8:612-879-8225
F:6-12-879-8152
tnnvw. tanek. com
precedent studies
bayhomes
solid ground
development, Ilc
I hereby certify that this plan,
specification or report was prepared by me
or under my dlrecl supervision and that I
am a duly licensed architect under the laws
of the state of minnesota.
name date
license number:
issued 8/16/04
# •.'?...,s,., '-,L<-as ' Vii'
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118 E. 26th Street
Suite 300
Minneapolis, Mhl 55404
P:612-879-8225
F:612-879-8152
vinvw tanek. cum
precedent studies
bayhomes
solid ground
development, Ilc
I hereby certify that this plan,
specification or report was prepared by me
or under my direct supervision and that I
am a duty licensed architect under the laws
of the state of minnesota.
name date
license number:
issued 8/16/04
sk-3
n
118 E. 26th Street
Suite 300
Minneapolis, MN 55404
P:6.12-879-8225
F:612-879-815=
www.tanek.com
elevation studies
bayhomes
solid ground
development, Ilc
I hereby certify that this plan,
specification or report was prepared by me
or under my direct supervision and that I
am a duly licensed architect under the laws
of the state of minnesota.
name date
license number:
issued 8/16/04
sk-5
_L ,
118 E. 26th Street
Suite 300
Minneapolis, KAH 55404
FI:612-873-8225
F:612-873-8'152
wnwwtanek.com
elevation studies
bayhomes
solid ground
development, Ilc
I hereby certify, that this plan,
specification or report was prepared by me
or under my direct supervision and that I
am a duly licensed architect under the laws
of the state of minnesota.
name date
license number:
issued 8/16/04
L�
X11
n
118 E. 26th Street
Suite 300
Minneapolis, P41-4 55404
P:612-879-8225
F:612-879-8152
wwt,t<tanek. com
elevation studies
bayhomes
solid ground
development, Ilc
I hereby certify that this plan,
specification or report was prepared by me
or under my direct supervision and that I
am a duly licensed architect under the laws
of the state of minnesota.
name date
license number:
issued 8/16/04
sk-9
118 E. 26th Street
Suite 300
Minneapolis, MN 55404
P:612-879-8225
F:612 -8T9-8152
ww w tanek. com
elevation studies
bayhomes
solid ground
development, Ilc
. I hereby certify that this pan,
specification or report was prepared by me
or under my direct supervision and that I
am a duty licensed architect under the laws
of the state of minnesota.
name date
license number:
issued 8/16/04
sk-10
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20'-4"
a �oare:ro a o o s o 0 0 o sa------------------- - - - -
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FUTURE EXPANSION
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of
UPPER LEVEL 570 SQUARE FEET LIVING AREA
I I 60'-0 "
I'rim
1
II
MASTER
BEDROOM
•
II (( ` •
1
MAIN LEVEL 990 SQUARE FEET LIVING AREA
118 E. 26th Street
Suite 300
Nlinneapolis, MN 55404
P:612-879-8225
F:612-8-1,9-8152
wwvv.tanekcom
plan option 1
bayhomes
solid ground
development, Ilc
I hereby certify that this plan,
specification or report was prepared by me
or under my direct supervision and that;
am a duly licensed architect under the laws
of the state of minnesota.
name date
license number:
scale: 1/8" = 1'-0"
issued 8/16/04
12
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IL 21'-6" ,I
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FUTURE EXPANSION
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UPPER LEVEL 593 SQUARE FEET LIVING AREA
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DECK
ALTERNATE
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1
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ALTERNATE
42'-0 "
MAIN LEVEL 997 SQUARE FEET LIVING AREA
n II
118 E. 26th Street
Suite 300
Minneapolis, MIN] 55404
P:61=-879-8225
F:6-12-879-8'152
wwwtanek.com
plan option 2
bayhomes
solid ground
development, Ilc
I hereby certify that this plan,
specification or report was prepared by me
or under my direct supervision and that I
am a duly licensed architect under the laws
of the state of minnesota.
name date
license number:
scale: 1/8" = 1'-0"
issued 8/16/04
F
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22'-6"
UPPER LEVEL 570 SQUARE FEET LIVING AREA
I •
UCLOSET
1 DECKj • ALTERNATE I MASTER BATH
BEDROOM '
I 1 11'-8x14'-0"
r---------- �- --- 1
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32' -4"x22' -O"
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LIVING ROOM DINING -
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ALTERNATE PANTRY 1
KITCHEN
--- -----------------------------
1 11-0"x14'4" I COATS PATIO
I ALTERNATE
MAIN LEVEL 990 SQUARE FEET LIVING AREA
118 E. 26th .Street
Suite 300
Minneapolis, MI.1 55404
P:612-879-8225
F:612-579-8152
twvww. tanek. corn
plan option 3
bayhomes
solid ground
development, Ilc
I hereby certify that this plan,
specification or report was prepared by me
or under my direct supervision and that 1
am a duly licensed architect under the laws
of the state of minnesota.
name date
license number:
scale: 1/8"=V-0"
issued 8/16/04
a-3
ALTERNATE
it Ic <<_ 31
21'-7 " �a1 u
—. .�.o.�.z...—--——————————————— — — — — —
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BATH I 118 E. 26th Street
POSSIBLE i Suite 300
BEDROOM I Minneapolis, IVIN 55404
9'-0"x10'-4" FUTURE I P:612-879-8225
EXPANSION I F:612-879-8152
I
www•-. tanek. com
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TOIL. LOSE
co plan option 4
N.........................
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MASTER
BEDROOM BEDROOM ---------------------I
13'-4"x12'-4" 10'-6"x10'-4"
I
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------------ i bayhomes
solid ground development
development, Ilc
UPPER LEVEL 593 SQUARE FEET LIVING AREA
53'-6"
- - - - - - - - - . - _ - - - - - - - - - - - - - - - - - - - - - - - - - - - _ - - - - - - - - - - - - _ _ - - - - - - - - - - - - - - - . .. - - - . - - - - - - - - - - - - - - - _ - - y
V I hereby certify that this plan,
specification or report was prepared by me
or
at I
CLOSET
o ® am a duly licensed architect under hrvision and e laws
I DECK of the state of minnesota.
I
ALTERNATE: DEN
10'-0"x17'-5"
name date
I— — — — — — GARAGE license number:
I� ,
31'-6"x22'-0"
I
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GREAT ROOM/
I KITCHEN'
I DINING 15'-6"x15'-6" scale: 1/8"=1'-0"
18'-0"x10'-8"
1 ,
PORCH
(ALTERNATE CLOSET PANTRYO I _ _ _ . _ - - - - - r
�ILITY PATIO I
-------- - - -
-' O ALTERNATE
I ,
issued 8/16/04
36'-6"
MAIN LEVEL 844 SQUARE FEET LIVING AREA a-4