HomeMy WebLinkAbout1999-01-14 NAC Planning Report - RevisedN
INC
PLANNING REPORT - Revised
TO: Tom Melena
FROM: Troy D. Hagen 1 Scott Richards
DATE: 14 January 1999
RE:
FILE NO: 798.02 - 98.04
BACKGROUND
NOt-(THWEST ASSOCImi CONSULTANTS
COMMUNITY PLANNING - DESIGN - MARKET RESEARCH
1 \1 41 -'1 ¶ LA-7 -
tA 1 e 72,
n r
00 fe'4
0
5 el
b)..‘ 5
ENCLOSURE
YL
m
Oak Park Heights - Carriage Homes - Variance 1 CUP 1 Subdivision
/ )Pry <I A-.t()
Carriage Homes, Inc. has submitted plans for a 41-unit elderly apartment complex, which
will require subdivision review, a conditional use permit (CUP), and variance approval.
The property is bound by Osgood Avenue (west), Upper 56th Street North (south), Osman
Avenue North (east), and 57th Street North (north). The previous plans included an office
on the fourth floor. That request has been eliminated from the new plan.
The parcel is located in the R-B, Residential/Business Transitional. The elderly
apartments are allowed through a CUP within that zoning district. The abutting property
to the north is similarly zoned. The property to the west, south, and east is zoned R-1:
Single Family Residential and R-2: Low and Medium Density Residential.
The applicant is requesting a CUP and a variance. The CUP is to allow for elderly housing
within the R-B District.
The variances are to allow for the building to encroach into the 30 foot front and rear yard
setbacks. As proposed on the site plan, the front yard setback would be 25 feet, while the
rear yard setback would be 21 feet 2 inches.
5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 554 1 6
PHONE 61 2-595-9636 FAX 6 1 2-595-9837 E-MAIL NAC WINTERNET.COM
Attached for reference:
ANALYSIS
Exhibit A: Site Location
Exhibit B: Preliminary Plat
Exhibit C: Final Plat
Exhibit D: Site Plan
Exhibit E: Garage Floor Plan
Exhibit F: First Floor Plan
Exhibit G: Second Floor Plan
Exhibit H: Third Floor Plan
Exhibit!: Unit Floor Plan
Exhibit J: Elevation Plan
Exhibit K: Grading and Erosion Control Plan
Exhibit L: Utility Plan
Exhibit M: Details
Exhibit N: Landscape Plan
Exhibit 0: Electrical Plan
Exhibit P: Signage Plan
Comprehensive Plan. The proposed development of an elderly living apartment complex
is consistent with the Comprehensive Plan.
Zoning. The proposed development will be located in the R -B, Residential /Business
Transitional District. The elderly living apartments are a conditional use within this district.
Site design shall follow the standards established by the zoning district.
Density for elderly housing is 1,000 square feet per unit. The lot area is 40,141 square
feet. Based upon the number of units (41), the minimum lot area shall be no less than
41,000 square feet. However, the applicant has indicated that the additional footage of
q
land will be purchased along the north property line to reach the minimum 41,000 square
feet. The applicant shall submit a revised Preliminary and Final Plat illustrating the
increased lot size, as a condition of approval. In addition to this, the applicant shall submit
proof -of- ownership to the City indicating purchase of the additional property.
Subdivision. The subject parcel is currently subdivided as outlot B, Valley View Estates.
The Final Plat indicates this lot as Lot 1, Block 1 of Valley View Estates 4th Addition.
2
Variances - Building Setback. Because of the unique configuration of the lot and the
design of the building, the applicant is requesting a variance from the 30 foot front and rear
yard setbacks. A request for a variance may not be granted unless the following can be
demonstrated:
1. Undue hardship will result if the variance is denied due to the existence of special
conditions and circumstances which are peculiar to the land, structure, or building
involved and which are not applicable to other lands, structures of buildings in the
same district.
a. Special conditions may include exceptional topographic or water conditions
or, in the case of an existing lot or parcel of record, narrowness,
shallowness, insufficient area of shape of the property.
b. Undue hardship caused by the special conditions and circumstances may not
be solely economic in nature, if a reasonable use of the property exists under
the terms of this Title.
c. Special conditions and circumstances causing undue hardship shall not be
a result of lot size or building location when the lot qualifies as a buildable
parcel.
The applicant is proposing a typical apartment; double loaded floor plan with a hallway
separating the two sides. Due to the unique configuration of the lot, the building depth
cannot be accommodated for, given the shallowness of the lot (160) at the portion that
encroaches the setback requirements. If the applicant were proposing a floor plan that
exceeded typical building depth, in this case, the variance would not be acceptable.
2. Literal interpretation of the provisions of this Ordinance would deprive the applicant
of rights commonly enjoyed by other properties in the same district under the terms
of this Ordinance or deny the applicant the ability to put the property in question to
a reasonable use.
The reason for the variance is because of the pre - existing lot size. Because of the lot size,
the applicant is limited in how the apartment complex can be sited on the property.
3. The special conditions and circumstances causing the undue hardship do not result
from the actions of the applicant.
The applicant is proposing a typical double loaded apartment design. Due to the
configuration of the lot, the building encroaches into the front and rear yard setbacks. In
addition, if the proposed building were placed differently on the lot, it still encroach into the
setbacks, but at a greater degree of encroachment. If the building were to take on an
3
unusual design that made it wider, then perhaps the applicant would be creating the
hardship. Therefore, given the configuration of the lot and design of the building, the
applicant is not creating the hardship.
4. Granting the variance requested will not confer on the applicant any special privilege
that is denied by this Ordinance to other lands, structures or buildings in the same
district.
Granting the variance would not grant the applicant any special privileges.
5. The request in not a result of non - conforming lands, structures or buildings in the
same district.
The request is not a result of non - conforming lands, structures or buildings. As the
property exists, the lot area and lot width are met.
6. The request in not a use variance.
The ro osed elderly living apartments is considered a conditional use within the R -B:
p p
Residential 1 Business Transitional District, but it is not a factor regarding the variance
issue.
7. The variance requested is the minimum variance necessary to accomplish the
intended purpose of the applicant.
The ro osed building could be modified to reduce the encroachment into the front and
p p
rear y and setbacks, but the apartments would be dramatically reduced in size and number.
The Planning Commission would have the ability to require the applicant to reduce the
setback encroachment as a condition of approval of the project.
8. The request does not create an inconvenience to neighboring properties and uses.
The proposed construction of the elderly living apartments would not create an
inconvenience to the neighboring properties and uses.
Variance - Parking Lot setback. As proposed, the parking lot would be only five feet
from the north property line. However, the applicant has indicated that at least seven
additional feet would be purchased from the adjoining property. If this occurs, the
applicant would meet the required ten foot setback for parking lots.
Parkin g Spaces. aces. The under ground parking lot satisfies the minimum number of parking
spaces for the elderly housing, which is one space per unit, for a total of 41 spaces. We
would recommend that language be established in the lease to allow one underground
4
parking space per apartment at no additional cost to the tenant. if the tenant owns more
than one car, he/she will have to mak arrangements to have the car parked in a lot other
than the above ground parking area. The 18 space parking lot shall be intended for visitor
g p g p
parking only.
Conditional Use Permit. Under the R -B District, elderly housing would require a CUP.
The approval of a CUP requires that certain information be submitted for review to
determine the impact the uses would have on the surrounding properties.
Under Section 401.28.E a provisions for conditional use has been established for elderly
housing, which is:
For Elderly Housing:
1. Not more than ten (10) percent of the occupants r°ay be persons sixty (60) years
of age of under (spouse of a person over sixty (60) years of age or caretakers, etc.).
It must be stated that in December of 1997, Congress passed the "Housing for Older
Persons Act of 1995 ". The new law removed the requirement that senior housing (55
years and older), must provide services and facilities to meet the physical and social
needs of older persons. This means that such an establishment no longer has to follow
the addition requirements associated with elderly housing. The project can now be
marketed as "Senior Only", without being discriminatory, if eighty (80) percent of the units
have one person 55 or older.
2. Except for caretaker uil s, occupancy shall be limited to man and wife, blood
relatives, or a single And or single woman.
To be complied with.
To be complied with.
Condition satisfied.
5
3. To continue to qualify for the elderly housing classification, the owner of agency
shall file with the City Clerk and the Building Official a certified copy of a monthly
resume of occupants of such a multiple dwelling, listing the number of tenants by
age and clearly identifying and setting forth the relationship of all occupants sixty
(60) years of age or under to qualified tenants, or to the building.
4. There is adequate off-street parking in compliance with Section 401.15.F of this
Ordinance.
5. One (7) off - street loading space in compliance with Section 401.03.F of this
Ordinance.
Condition satisfied.
6. Parkin g areas are screened and landscaped from view of surrounding and abutting
residential districts in compliance with Section 401.15.E of this Ordinance.
Condition satisfied.
7. The site of the principal use and its related parking is served by an arterial or
collector street.
Condition satisfied.
8. All g
si nin and informational or visual communication devices shall be in compliance
signing
with Section 401.15.G of this Ordinance.
Condition satisfied.
9. The p
rinci al use structure is in compliance with the Minnesota State Uniform
p
Building Code.
Condition satisfied.
10. Elevator services is provided to each floor level.
Condition satisfied.
11. Usable open space as defined in Section 401.02.B of this Ordinance at a minimum
equal to twenty (ta) percent of the gross lot area.
Rough calculations indicates that the usable open space is approximately 15,426 square
feet, or 38.4 percent of the total lot area. When the applicant acquires the additional land
along property the north line, this amount will increase approximately 850 square feet. The
usable open space would then be just under 40 percent.
12. The p rovisions of Section 401.03.A.8 of this Ordinance are considered and
satisfactorily met.
Conditions should be reviewed by the Planning commission for compliance.
Ingress/Egress. Access to the elderly apartment is proposed to be at two locations. The
6
first would be from the outside corner of Osman Avenue and 57th Street North. The curb
cut size allowed shall be no more than 24 feet. It appears that the proposed curb cut is
approximately 32 feet. This exceeds the maximum distance established in the zoning
code. This would be subject to approval by the City Engineer.
The design of the entrance is felt to be desirable. However, we would recommend
rounding the northern edge of the curb cut to allow to snow plowing and ease of turning.
The entrance allows for the drop -off (reducing walking distance) of elders and adds an
attractive appearance to the entrance. This would be subject to City Engineer approval.
The second access would be located at the eastern end of the building. This would lead
into the under ground parking lot. The estimated width of the curb cut is approximately 40
feet. The curb cut shall be no more than twenty -four (24) feet wide.
Park Dedication. The applicant shall be required to make a cash contribution to the City's
Park Fund as provided by the Subdivision Ordinance. Cash donation for "apartments,
townhouses, condominiums and other dwelling units" is $250.00 per unit plus $85.00 per
bedroom above the first bedroom of each unit. The apartment complex is proposing 41
units, with fourteen (14) 2- bedroom units. Based upon approval of 41 units, a cash park
fee of $11 ,440.00 is to be made by the applicant prior to the Final Plat approval.
The City has indicated that there will be a 20 foot trail easement running along Osgood
Avenue North. This shall be indicated on the revised Preliminary and Final Plats prior to
final approval.
Building Design, Overall, the design of the building is favorable. The Planning
Commission should review the building design and comment of design issues in light of
the Design Guidelines.
Building Height. The applicant has submitted Elevation Plans, however, dimensions
indicating building height are not given. Building height for buildings with pithed roofs are
measured by dividing the roof height in half and adding that to the vertical height of the
building. Freehanded measuring estimates the building height at approximately 34.725
feet. The applicant shall ensure that the height will not exceed 35 feet.
Grading and Erosion Control Plan. The applicant has submitted a Grading and Erosion
Control Plan, which shall be subject to review and approval of the City Engineer.
Utility Plan. A Utility Plan illustrating the location of all existing and proposed water and
sanitary sewer lines has been submitted and is subject to the review and approval of the
Cit y Engineer. The Preliminary Plat indicates a 60 foot roadway easement running
through the site, which would have connected Upper 56th Street North with Osman
Avenue North. The Planning Commission should make a recommendation to the City
7
Council regarding the vacation of this roadway easement.
To compensate the City for the area to be vacated, provisions will be specified in the
Development Contract for the applicant to contribute to trail development, tree planting
along Osgood Avenue North, or for joint parking development in the general area.
Electrical Plan. The applicant has submitted an Electrical Plan, which shall be subject to
the review and approval of the City Staff.
Landscape Plan. A Landscape Plan has been submitted and shall be subject to the
review and approval of the City's Arborist.
Signage Plan. The applicant has submitted a Signage Plan illustrating height, width, and
design of a freestanding sign. The Zoning Ordinance establishes, in the R -B District, no
freestanding shall be more than 40 square feet nor higher than eight feet. The applicant
has proposed a freestanding sign (120 square feet and 12 feet high), which greatly exceed
the maximum requirements. The applicant shall submit revised signage plans that will be
subject to review and approval of City Staff.
Development Contract. If the preliminary /final plat for Carriage Homes is approved, the
applicant will be required to enter into a development contract with the City.
In additional to meeting the provisions listed above, the following plans needed to be
submitted for Planning Commission consideration:
1. Lighting. A lighting plan has been submitted, but the applicant shall provide details
of the fixtures to be used.
2 Snow Removal. A snow removal plan has not been submitted. The desired plan
would to have the snow removed off -site to eliminate excessive piling in the limited
areas available. The plan shall be subject to review and approval of the City Staff.
RECOMMENDATION
Based upon the preceding review, our office recommends approval of the Carriage Home
Setback Variance based on the following conditions:
1. The Planning Commission finds that Carriage Homes Elderly Housing is consistent
the Comprehensive Plan.
2 The Planning Commission finds that there is undue hardship regarding front and
rear yard setbacks.
8
3. The applicant provide compensation to the City for the vacation of the roadway
easement, by contributing to trail development, tree plantings along Osgood
Avenue North, or for joint parking development in the general area. Conditions of
said compensation shall be made a part of the Development Contract.
4. The applicant submit a revised Preliminary and Final Plat illustrating lot area of a
minimum 41 ,000 square feet.
5. The applicant provide proof -of- ownership to the City indicating ownership of the
land along the north property line, which brings the lot area up to the 41,000 square
foot minimum for 41 units.
6. Ingress /Egress is subject to City Engineer approval.
7. The applicant allow for a 20 foot easement for trail purposes along Osgood Avenue
North.
The applicant have language established in the lease allowing one underground
parking space at no additional cost to the tenant.
9. The applicant establish language in the lease prohibiting second vehicles for
parking in the above ground parking lot, which is intended solely for visitors.
10. The Grading and Drainage Plan is subject to review and approval by the City
Engineer.
11. The submitted Utility Plan is subject to City Engineer review and approval.
12. A Landscape Plan, which includes plans for trees to be removed and trees to be
preserved, is submitted and is subject to review and approval of the City's Arborist.
13. The submitted Lighting Plan is subject to City Staff review and approval.
14. A Signage Plan is submitted and is subject to review and approval by the City Staff.
15. The submitted Snow Removal Plan is subject to City Staff review and approval.
16. The applicant enter into a Development Contract with the City.
pc: Kris Danielson
Greg Johnson
Jack Krongard
9
E
•
7•3, =771_
J.TT
17
44
•
• 1"
` 0
0
L
J r
• '7'
F
- :
-A,
1,77;2—, .
•
1,■`
• f
LAi
7 71
" .
„/"------ I • . ,.t . .
F: .
7- ui.L , , 1
CT 1 •-"' 1 77. ,f
w
' •J. .. .... II
-
rr e'r T- _ l•-•-4---4--,- i
-,---- --- -- r r
1
I // ---' U. ICI LUIT 711 .
--f ------ P
_______...,_•-=--" -- \ _,___. _I :1; IL , .i,i,i;.:,7 r 5' :-........--\,,,_,
jj L
,
\•••
hH
o
EXHIBIT A
6
era
v
= z
tg
co I
0
U
c
c
O
1
1
1
1
A
1
LS � 4.1
•5.)-)i +$E *t81Sb Saro8ga
1
,r
Y - �• y. 1 .
-
5
;:,
1
v a•
YC 68
. . Sy i V. '
�� ..- y .... - . � r � ! 4r '' i
1 \ \ ,y 64 y '°w t"n ' s.- 6d
1 ,a
I \ l r .. .
I i _.
L R r . , 8 j F.
t.1: " ` L i •__
.�� ;� l
s \ oa .tai arm rx ,�wm
l' $E t9 g
•r
. b ' r �
3, Lot 1 ^7 ` • r
St 69 1 ! 1 ;.-...,--..,-/-,,
.%
-_--_ �° ,•--,71 CS 0 1
, : „, %,r ' . Iv., ... 1 ' .., ,
_cp.
I
r „...y. Ai , ,..,. ,..--_-,
...... . 1 -,
1 , • �1
.:: , n � ..-. iO+.7Sr3 utun cm. 37'ri+'raa •t ,t �• '�
r ...
�� 34 i 30
_ i i)Ytil P2.-1_LSR_________ 2......,:?..fiN :ill'iN:j1,:(i ao, ;:::: ;_ Lf,:::1:' 1 _ J
,...„.______ _..... .L.
1
•
EXHIBIT E
si
s
6
3
w
g
H
I
a ' s
v it 29
P iVA
Iti
• y 5 1 1 1 1 a
I • .J y
•
E
E
A
a..
qg
1
g
1,2;11
N11
01
i !IiI
A
5 Ii
01
g 1 L * 1 1 f 1 111
b
a �
ji
tB
Y�
a
� ; I • I
•` f f v j 11•' 1 •I 111
1 1 11. f1•��1. . r1
ir— .:\J �, v
.` (NI E 1:1 to
cz CD
n
a s Z
5it
§
L7I�
a
a
60
ig
W
FS
•
2
EXHIBIT C
LOTTED ON 13 it-98
0
•,■•■.11
NEW 41 UNIT SENIOR APARTMENT BLILDING FOR
CARRIAGE HOMES INC,
COU ROAD 67 & 56 th STREET NORTH
OAK PARK [EIGHTS, IsANI\ESOTA
OSGOOD AVENUE NORTH
CO,IM 1.0
OATE L2-
1dt
PRELIMINARY
NOT FOR
CONSTRUCTION
DEC. IL I998
Architects
46 NU th 26th FAX A'26 - ) 4 0 -69,4
SI- Cbuki. ktt 56303 PH Y20 552
EXHIBIT D
170
}
CO
0
m
ffl
0
0
7t)
0
r
7
MEW 41 NT SENOR APARTM:NT BULD1NG FCR
CARRIAGE HOMES INC.
COLNTY ROAD 67 & 56 th STREET NORTH
OAK PARK I-EIGHTS, tvl*ESOTA
k)
0
I)
CO
w
kJ
co
- 0
t40 9.3 CAki,
Dme •-2,9
Ko.nan
0'
2 1
PRELIMINARY
NOT FOR
CONSTRUCTION
SEPT. 2S, I918
-6-
0
cTa
r -o
•
KEEJVAN ARCHITECTURAL GROUP
Architects
W.rstl 2.
Ck,d, KI 51,303 EXHIBIT E
PLOTTED O t2-q-
T
0
0
11
r1
(f)
- n
0
0
z
76
0
?fa
0
0
(.0
0)
Al
- n
0
0
111
0
7
/
••
/7 '-- -
_ -X0 . f 71: 2,- .r
0 LI 1
, -
r ,: 171
:kl
.-n 'N ‘.1 ',..• .. r jr .-- 7 .:
-9. a
\ ` 1 - 14,
--a -,,_=, r r__
____ ...., '
,.. _,-
/
7= li
. —
_. , al
, - • m r 7
- o i iN -1i) , ,__
cri „ ?a . ,--,
"_ Q ,
D a (111-
..) 0 ...:,, ,
0-
FT-
NEW Al U\IT SENIOR APARNENT BOLDING FOR
CARRIAGE HOMES INC.
COWTY ROAD 67 & 56 th STREET NORTH
OAK PARK FE1GHTS, IvINNESOTA
•
ti
Q
roscr.
- —
A lit
.• -
LJ
I
•
Oil{
0
▪ 13
-
I • -
1 -
FL) '(f) (1)
J 0
(20.
!S.
E M
'\. riEf
-Lx; FL
PRELIMINARY
NOT FOR
CONSTRUCTION
DEC. 11, 1198
r
r
Architects
46 N.it Avenue
Sr CO31 !Ai 56303
WATAN ARCHITECTURAL GROUP
EXHIBIT F
P:O r re r, Oat
(J )
m
0
0
z
L
11
0
IV
0
z
0
NEW 41 UNT SENOR APARTMENT BUL *NG FOR
CARRIAGE HOMES INC.
COUNTY ROAD 67 $ 56 th STREET NORTH
OAK PARK [Elan, MNN SOTA
rn
0
0 <
0
3
u
w
X in i r_
0 : :.
• - • —0
(,• 1
0
CAF>r [i -A-9d
.l
I 11111 U1
•
ri
CI)
cn 0
( == E
__ JJ1r -
o i
0
• If:
L 1.
01 . l.I
PRELIMINARY
NOT FOR
CONSTRUCTION
DEC. 11, 1998
!J 0
� 3
;
KEENAN ARCHITECTURAL GROUP
Architects
dG ,kxsts 26th Rdenue
Sr Co,. 1,44 55.03
EXHIBIT G
1
PLOTTED OIN 12 1,8
i
I. I
01
z
--1
tri
70
0
11
0
0
70
0
• ' '
6 cu ( c Ji.4 .,
o
,....)
___.... PM - -1_
---ti, .,, -- -.-.,-- ,
." 0 , :11 Ji
_,.__,,,
1.
' ° T ) C
T\
----.F, ,,,
r
a \- , ( 7 , ' ilvi----1=7.1_1: ---7- il - '
—
, . 0
0
' ---
AT-t--,7
__I -
IT1\ -J O
rfr
a 1)
E
[11 R -
u 0 L \A;
t 41 UNT 010R APARTIvENT BULDING FOR
CARRIAGE HOMES INC.
COUNTY ROAD 67 & 56 ih STREET NORTH
OAK PARK FEIGHTS, KANNESOTA
Fr
tJcJJ r
X 70 r ,
a
V6-34 CA.
uiRA.V14
E
cn
0 3 -
rn
PRELIMINARY
NOT FOR
CONSTRUCTION
DEC. 11, 19i8
--t
0
Fn
.‘\ .
-, _.,,I. .,7 ,..,_,
7 („n
/- vr T v, • CO
..::..:-' 1 E i
i' - 0
0 '
J0
a
•
. t - 7 ii • -- T, u.) co
— — • --- v , ...,..
,1 - m
/4 i. -- 'ti 70
' o o
_ ' 0
110
a
Architects
46 '28sh
`..303
•
KEENAN ARCHITECTURAL GROUP
EXHIBIT H
z
0
1,)
0
rn
0
NEW 41 UNIT SENOR APARTN BUILDING FOR
CARRIAGE HOMES INC.
COENTY ROAD 67 & 56 th STaTT NORTH
OAK PARK 1-EIGHTS, IviNtESOTA
P-
K A K
F.D
Fc
L.:J
1
0
1- 1
2
0
0
z
z
H
oJ
m
1
5 - 0
Er.
2' •
Pt"
F
A
z
0
1
VJ
01
0
70
0
PRELIMINARY
NOT FOR
CONSTRUCTION
SEPT. 1.
rn
z
H
g 1
A
•
Architects
Nuith 28. Awenue
SI Gaud Net4 5,3<
tU
• rn
A 0
0
•-•
7 co
m
( 0
LA
0.)
P1
EXHIBIT 1
KEENAN ARCHNCTURAL GROUP
`A
4
0
PLOTTED ON
4 A
NEW Al UNIT --14� APARTMENT BULDING FOR
CARRIAGE HOMES INC.
COW Y ROAD 67 & 56 ih .STREET NORTH
OAK PARK 1-EGHTS, NANWsOTA
1 iTicJli
•
En
TOM
,
• 740C,T.. BEM
1111111111111t
la,. 15, C.,
L1A
a- rri.
DEC. II, 1998
PRELIMINARY
NOT FOR
CONSTRUCTION
0
H
ni
M
0
1
111111E1111H
IOWAN ARCHITECTURAL GROUP
Architt, t-s
EXHIBIT J
0
C3
z
n
z
O
rn
0
cn
0
z
0
z
0
r-
z
r �
41 UNIT SENIOR APARTMENT BLDG
CARRIAGE HOMES INC.
OAK PARK HEIGHTS, MINNESOTA
OSGOOD AVENUE NORTH
GRADING AND EROSION
CONTROL PLAN
P N o
17.10 YS
Act.,
m
z
rn
z
0
—a
m
1.1.415 NCR ON KOU4.5i
4
L
1 N N
�N� 1\ r
ti �
y am , -. ;
` '':1 EXHIBIT 1
(:)
41 UNIT SENIOR APARTMENT BLDG
CARRIAGE HOMES INC,
OAK PARK HEJGHTS, MINNESOTA
01
7
19 P. OSGOOD AVENUE NORTH
UTILITY PLAN
\-;IBON 3n1{31.\\-i ta,iyicso
C. ,•• if' 7
ft11,1,0N5.
0
rn
0
CP
Gois
12-10- W. COT FUMES!
rn
I\\i1i k
flg, EXHIBIT L
5
41 UNIT SENIOR APARTMENT BLDG
CARRIAGE HOMES INC.
OAK PARK HEIGHTS, MINNESOTA
ST"
s g,F.
i' 7, X R 3
!. '
w
0
0
z
z
0
r
mW; g f
Kw:4g 2 m
090
X;('A
DETAILS
A
z
c)
0
0
2
0
0
0
z
0
0
2L 9
2
2
4z
S5
7
0
,co ON '
0
3
0
NEW 41 LNT SENOR APART1vENT BLILIDiNG FOR
CARRIAGE HOMES INC.
COCNTY ROAD 67 & 56 ih STREET NORTH
OAK PARK I-FIGHTS, IANNESOTA
05C,OOD AVENUE NORTH
0 OC3f
"1
1 2r,
Hi01\\ WcISC)
, 95
PRELIMINARY
NOT FOR
CONSTRUCTION
DEC 109"
4 ;
F
2
7 ' --45
9-
•
rt
EXHIBIT N
t-1 (1 . L r
0
z
m
C)
r-
p ON 04-12-t,
0
rn
Tre
0
70
i t—s
NEW 41 LHT EINOR AP ,V11.1131T BULL** for
CARRIAGE HOMES LVC.
COUNTY ROAD 67 & 56th STREET NORTH
OAK PAM( FUGHTS, WESOTA
-- r
\\\
OSGOOD AVENUE NORTH
H.1.6o1\1 snw.3t\v
0.•
OC11,14
LIAM OLP.,"
berms.
.01PCIle
PRELIMINARY
NOT FOR
CONSTRUCTION
JAN. 12 I'M
.4
I
Cr
7 77
EXHIBIT 0
J HN -11 L"J : laJ
ARET
ThE ACHC CT. RA N4TW6Rt[, JNC..
Greey Square
1961,,Greetey Street South
NAN 55062 •
0 — r -
ganLe
it
Architecture
Planning Interior Design
Construction Management
Phone 612/433 -0606
FaX 612/430-01 80
email archnetmn@aol,com
EXHIBIT t