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HomeMy WebLinkAbout2004-04-01 NAC Planning Report tr� NORTHWEST ASSOCIATED CONSULTANTS, INC. k ii iI iii Ii ii 1111 hill ik 11"1.11 ki iili ii ii iiiiii 1111 k iiik ii lit l i k i i i i i i i i iii.. ii 11. iii 11,11 X141" loll .1 -I'l-kiikiiii ii 1.ikI loll. A iii i k ip i h kikkkik k,i k 1,11 ILSis: 5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416 Telephone: 952.595.9535 Facsimile: 952.595.9537 plan ners@�nacplanning.com PLANNING REPORT To: Eric Johnson FROM: Bob Kirmis 1 Scott Richards DATE: April 1, 2004 RE: oak Park Heights - East oaks PUD 2nd Addition: PUD Concept Plan FILE No: 798.02 — 04.04 BACKGROUND River Malley Rentals, LLC is requesting approval of a mixed use, Planned Unit Development (PUD) concept Plan for a development entitled East oaks PUD 2nd Addition. The development includes a 32 unit residential condominium building, a 2,005 square foot office building and a 4,058 square foot office building. The site area is located east of Osgood Avenue and south of Highway 30. This request was continued from the March 11, 2004 Planning Commission meeting at which a number of outstanding issues were identified primarily in regard to setbacks, residential density and building height. Thus, revised plan submission attempts to address previously cited concerns. Attached for reference: Exhibit 1: Previous Site Plan Exhibit 2: Revised Site Plan Exhibit 3: Grading and Drainage Plan Exhibit 4: condominium Building Elevations Exhibit 5: office Building Elevations ISSUES ANALYSIS Comprehensive Plan. The Comprehensive Plan designates the entire project area as commercial land use. Should this project move forward, the comprehensive Plan land use map should be amended to address the residential land use if this project. Zoning. The northern portion of the subject property is zoned B -2 General Business while the southern portion is zoned R -B Residential /Business Transitional. Within such districts, a PUD is listed as a conditional use. The use of the PUD allows multiple buildings on one property with shared parking. The current zoning is consistent with the proposed project. Density. Section 401.15.C.3 of the Zoning ordinance requires 2,500 square feet of lot area per multiple family unit. In the R -B District, apartment density bonuses are available to allow a maximum 20 percent reduction in square feet of lot area per unit for multiple family dwellings of ten units or more. Bonuses are granted for features such as type II construction, an elevator serving each floor, and one -half of the required free parking underground or within the principal structure. As a result of a reconfiguration/adjustment of the lot areas devoted to residential and commercial uses, the amount of lot area devoted to residential or common open space has been increased from 56,287 square feet (in the previous submission) to 67,744 square feet (see Use Detail diagrams on Exhibits 1 and 2). The basic requirement of 2,500 square feet of lot area per multiple family unit results in a maximum of 27 units being allowed. Provided the building is type 11 construction with an elevator and underground parking, up to 32 units are allowed. Thus, the proposed number of dwelling units is considered acceptable. Setbacks. The front of a lot is defined as that boundary abutting a public right -of -way having the least width. The roadway along the west boundary is a private road; therefore, the only boundary with frontage on a public road is the north boundary. The front yard setback requirement in the B--2 District is 40 feet. Like the previous submission, a setback of 25 feet is proposed. The Planning Commission should comment on this arrangement. The proposed setbacks may be allowed as part of the PUD and may be considered appropriate because the property will be fully developed with this project and the buildings will be set back over 60 feet from the pavement of 60 Street North. The project complies with the minimum side yard setback of ten feet on the east side of the property. Setback flexibility has however, been requested to allow a side setback of five feet, rather than ten feet, from the west property line. of particular concern with such setback is the adjacency of a 35 foot tall structure to the roadway surface. This issue should be subject to additional comment by the Planning commission. The rear yard building setback has been increased from 21.3 feet to 30 feet in compliance with applicable ordinance requirements. Building Height. The maximum building height allowed in the R -B and B--2 Districts is 35 feet measured from the mean ground level to the midpoint of the roof. The height of the condominiums has been reduced from 36' -6" to 35 ". Such change has been 2 accomplished via a change in the grade surrounding the building. Thus, the proposed height of the condominium building is considered acceptable. Landscaping and Tree Preservation. General tree cover is illustrated on the concept plan. A detailed tree inventory and landscape plan will be required with the general plan of development. As part of such plan submission, particular attention should be given to the screening of the swimming pool area from the adjacent private roadway. Grading, Drainage, and Utilities. As required, a grading and drainage plan has been submitted for review. In the initial submission, the applicant had requesting that part of a drainage and utility easement be vacated to allow construction of a swimming pool and retaining wall. While the proposed retaining wall remains on the revised plan submission, the swimming pool has been relocated to the west side of the site. The submitted grading and drainage plan should be subject to comment and recommendation by the city Engineer. The applicant is also proposing to add fill on top of an existing sanity sewer pipe. The applicant should provide information about this pipe's ability to accommodate the additional weight. The city Engineer should likewise provide comment on the acceptability of such action. Exterior Building materials. Proposed exterior materials are rock face C.M.U., cultured stone, and cement board siding and are consistent with ordinance requirements. While the submitted building elevations are considered generally acceptable, some question exists in regard to the elevations for the condominium building. It appears that the elevation labeled "north elevation" is actually the south elevation and the elevation labeled "south elevation" is actually the north elevation. This should be corrected. Parking. The parking area and associated access previously proposed in the southwest corner of the site have been eliminated. Additionally, the parking area in the northwest area of the site has been reconfigured to provide a loop --type circulation pattern. Such changes are considered positive. In regard to the off -- street parking supply, at least 2 spaces are required per multiple family dwelling unit. Therefore, at least 64 parking stalls are required for the 32 -unit condominium building. With a supply of 67 stalls (35 of which are underground), this requirement has been satisfied. It should be noted however, that some question does exist in regard to the usability of the proposed row end stalls (due to a lack of backing area in the garage). This issue should be addressed as part of PUD development stage plan review. For the office buildings, 3 parking stalls plus one parking stall per 200 square feet of floor area are required. Based upon the building areas indicated on the concept plan, 13 parking stalls are required for the smaller office building (2,065 x .91200 sq. ft. + 3 ), 3 and 26 parking stalls are required for the larger office building (4,658 square feet x .9 1 200 + 3) resulting in a total off - street parking supply requirement of 39 stalls. With a supply of 40 stalls for the office building component, this requirement has been satisfied. In total, 103 off-- street parking stalls are required on the site. The concept plan includes 107 stalls, 35 of which are underground. Condominium Trash Enclosure. The proposed trash handling area has been relocated from the center of the site (adjacent to the previous swimming pool location) to the extreme eastern boundary of the site. Such relocation is considered positive as the visually dominance of the enclosure will be significantly lessened. As part of the PUD general plan of development submission, the applicant should provide trash enclosure details. The trash enclosure materials should be consistent with the materials used on the condominium building. Lighting and Signage. With the general plan of development, the applicant should submit information related to lighting and signage. RECOMMENDATION The comprehensive Plan designates this area as commercial, while the zoning separates the property into commercial and residential /business districts. If residential use is approved for the site, the Comprehensive Plan map will need to be revised to address the use. The applicant has addressed the majority of issues previously raised most notably in regard to building height and density. Issues related to setbacks and engineering issues do however remain. The Planning commission should comment on the acceptability of the proposed setbacks and the possibility of providing flexibility through the PUD process. If the Planning commission determines it is appropriate to move the project forward, approval of the PUD concept Plan shall be subject to the following conditions: 1. The City's Land Use Plan be amended to accommodate the proposed residential use component of the project. 2. The applicant demonstrate eligibility for the residential density bonus. 3. The Planning commission and City council determine the acceptability of the proposed building setbacks. 4 4. As part of the PU D development stage plan submissions, a detailed tree inventory and landscape plan be submitted. As part of the landscape plan submission, particular attention should be given to the screening of the swimming pool area from the adjacent private roadway. 5. Issues related to grading, drainage and utilities be subject to comment and recommendation by the city Engineer. 8. The labeling of the condominium building elevations be corrected. 7. The applicant address concerns over the usability of the row end parking stalls within the condominium building's underground parking garage. 8. As part of the PU D general plan of development submission, the applicant provide details of the trash enclosure. The enclosure materials shall be consistent with the materials used on the condominium building. 9. With the general plan of development, the applicant submit information related to lighting and signage. 5 _ EAST OAKS dau RASTSaM) I.ke W STATC TRU N K H IL HWAY N 0. 3 6 V -�, 2ND ADDITION Y . EXHIBIT 1 60 TH f JEFF HAUSE t ` 1 - _ - •- - - - - - - - - -- � _ w. • —' iq - W E - V � �. s ; '� RIVER VALLEY TENT" LLP • r ,� ' r 589'¢$'d� °lI� J o ` __ `�� — — 1937 SfOL>tH GREELEY S�iI1FC zss.7s"`�; o - - f �� "' Sl'ILLYVATFF., MN 55082 tE . j Ltj I rte, l - � I R r � •r J Phpt>C:653-- 7T5-05$7 {_ { I - .i __4__ , ' ' f CITY - COUNTY: P Hr AS � �!i= r r {.. 7� = �� _ - .: ` ' `� �� H2DP09[D• sF -1P' 917E YARD I I PROP�]SED diiEICE _ ,: } 7 at+ 7 •' I= €� 850 f C�A i-3 K PARK E! G HT5 • , -�• tl � . �` `1` ;, 4 r ' _ � �t° ZS = � { -'• �.. �� y •� � f ExISTNC �' --�.� '• f ' j • � N COUNTY 25 = 4 W� WASHINGTC7 , C f or "� �wwwrwre ``� v.ST , PR�PC�SE�) CIFf�tC '' - . : ry - CERTIFICATI ©N: ` � Rt ► 4' r. r r r !hem OC w dlt ma wpetVIeIm aML firrF' + n 1 �30 _ � % r LN QKft thus this pfanwa vmpmvd ! '� a� 3 . by mY I o} . r '" j J . `^ r ¢Y thm1am a uaws�d Wed r4 '• Imo . - �hfl `� X00 ^ 3Q. - r r r � Y f f r f andie the Iry�vs of the lisp e of 1RNHESaTl4 C CID • _ .. � � , • � ti � � y^r 'r Y ] } r - Y-ti,� r' r • _- � - �� : $5�, —._. _ _ _ ` . c. �jS�eel i8 ... � Y - � r f�. � �' �•��• ' fl r' ` — _ - .._. tc .' _ _ ;`� a�ugnl..Tlwxrnss s Na L•7' �-> _ ?(Q� �`•' _ - - PROM' D REVISIONS: _ - _ _ - f� .n:_ {{ r X32- UNIT f r »� PARKIN) F[I= C1[]IItMENfS: ■� r �i■ r� _ D47L itPVfStCYE . � M1 L � �7n��lLJf�! � r � C�" ¢ z/ -�-'^� � , � 52 -23-03 CONC�YF 31AI�q'fTILL 1 Sa• f Og Q Ir 2 r� '` ' �� I r� '1 4 1 V OFFICE SPACE iiHLOING *1 - 5,230 SQ.F'T.1200 =FT + 3 2••25.4 CrTY M MG CHANGG S ti ThL 29-IS STALLS RUILDING a2 - 2,100 SM_ ! FT 200 SQFT + 3- 13.50 rn � f ' - s r =te..` �ti ,�` i STAUs PROPOSED USE. REStDENTAIL - 32 UNM X 2 UN TL5 S4 STAUS `M1 ` �} I - TOTAL REQUIRED STALLS - 106AS STALLS P L.41 V N EL7 U [V rT ti 1 ; NULeER OF STALLS PROVIDED - 121 STAUS ©EtiIELQ P M E FAIT 6� ~ C • o � 1-1 - tmAwAae �c unary em mw j � \ i� � 1-" - ! 6 PSiASE 1 1tt 111RED STALLS 54 PHASE t Pf�Q1Rt] STALLS 4 ' r L -" x GARAGE PARKING PLAN: 41 STALLS k �.- ❑��$0'0 "1�_._ . t � I f r.- , -, .i .�ti � �' �" ���':r �v i�r. - � S '1 - f 1 r. . — - � .. � .� f l.. QTR � ./ '�. -' _-•__- -_ ". _._ ,., ..�, •'� C _ '•� � �i ' � I ; n 6a b�� :: ` ` 6 �' t f 1 Q 30 l j ExsTw EmTwc �asT ac T� n � Tw Par I I � TwI -lar� s w+o PLAN 112 SCALE +� i0m sown c n*6y saner Stelta $3 GTIVO HuLldisg MNs___ Fax 051275.441'5 drz- cals�. + VICIN[TY MAP - NO SCALE: „ � � SYMBOLS. $L1E�VEY NOTES: � DEVELOPMENT DATA: y � USE DETAi A .Pei CATCH SECTION 4, TOWNSHIP 29, RANGE 20, a MANHOLE a FAI 1. REAMCS ARE WED ON THE PLA1'OF EAST OAKS P•U-D- ZONED 9 sz AND xOf�t[fiG P U.G � PLAN WASHINGTON couhrsY tuL7�E17r s>vN z LE3GA1 DLrtrTION P1tOVIt7ED 1svTxE awL Ie R 6 1 13 SCALE GAS 1riEi M - tr WATER VALVE ARE SHOWN ON DRAW 3. EASEi�lE[ M SHOWN PER COUNTY HALF SECTION MAPS OR Awy, 36 517'18 ST. _ -- FENCE F UTILTIY POLE RECORD FI A7 OTHER EASE1dFJitS, IF Art+: AtAYF T PROPOSED USE - 32 UNIT CONDO BUILDING AND 2 GE1ZEM OFFICE CONCRETE LIGHT POLE 61]LL DINGS ` a DL NOTES Hk1NI1 T> I ElC 4 TOPOGRAPHY FRW WASHINGTON BOx ARE NgTS}tON ht ON THIS SURVEY. I [ ! ,v- GA5 R VE . N[ COUNTY OMO PHOM - � ., j [ �� {= 112' IRON PIPE PROPOSED S " a VERNEAD WRtES DATED APRfi 2D00 ETBACKS HG• ;� < ;' 4' CO1 11 CIAL �k k DEH01USETIMIR WELL .� ,, C ORNERSTONE 1 t� PIK MARb=1GS 25718 � -. N , ' 46.049 sq. ft. AREA: �; L.ArVI� SI~iRVIrY1NG, INS , - .:: _ TOTAL ARf+I OF PRRC@L - 704,357 SQ•fT. 12.335 ACRES r, a, r Rp`CIRE VOU =1 REM EXISTING LEGAL DESCRIPTION: Gopher State One Cal{ " .� F lA TREE COVER WED ON ORTHO PHOTO � 1 T C7[Y AREA: 651•- 454.0002 s v T=FRM I-BOD- 252 -11 b6 C01u sq. TRISIFCTFf4. 1H03a03 = OUTLOTA. EAST OAM P_U WASHINGTON COUNTY, 16,7si CONCEPT ' �• r : MINNESOTA. 3 PLAN EAST OAKS e � 6aLRdD 1 A n ,STATE TRUNK. H EG H WAS' N 36 P . U _ [� F 2ND ADDITION EXHIBIT 2 6 TR ST NORTH JEFF HAUSE 1937 SOUTH GREELEY STREET 263.75 i Q �' �' `. RIVER VALLEY RENTALS, LLP .�_� � 0 850 •. �`•. _^'- - � � _..._ _.._.. - � !, f t f ; r ' '�r STiLLWATER, IRAN 55082 Phone: 651- 775 -0587 S 48 .0 ! 1 , ' 8sr3.0 tsar ROP SE 2 75 -'" CFFICF 1 } _ CITY - CO�COUNTY: HASI =`r I ; PH P A QS E� auzopos v�Ia�5rDC rA2v CL. m sq. = NC _ 3q ;' = 5 ExPSTkiG I ! OAK PAFZK 1- iE1GI-['TS ssi �° c?+ SS 3 _ Q •` � A � RESTA ,� WASHINGTON, COUNTY _ } �, , - � + � = M: • ,F'RQP05E� FACE . WAS '� - 857.0 CERTIFICATION: Lt2 - 7 - -4 > 8,4.7 / _ % gt� .. �_ •_ _ s i, r � t . • � � n O� � ` � � `-1 S S 83.7 f T ~ � f � 848 •- _ � .. � !� �; �' I hereby : slat bYLteiily this 0M ins PreiraY+�S . ff { + rl, cv 5 57 p 53. by me, or under my dlred supeMs}an, and = q� 8 I 87�y �� - c •r.... _ . • �, % //� ' i that $ am a duly Lkensed land Surveyor P : , . r' ~,� _ - / r under the laws of the =am of MINNES( TA. �- • g5O a II r . v: r 5 `L7• __20.pp� - 9x l»ThumxesR nNw: a5719 Da 1r - 12-23-0 ` C' ]] AS ° �... _ _:� �W: REVISIONS: 2l'U �111D N1UM $y a t° { �'� - - ti ' -�,n e_.V._... _.__ ,.Y�. ti` // PARKING REOUIRMENTS: � DAM REVmoN ' - 12 -23 -03 CONCEPT SUWrFTAL •_; , '•� 3, 3' [ {. 1� �� - f �� - • _ �•` �� SS '... -. T) r �� , ,. Z -73 -Of RLVLSEO CONCEPT SUSMFTTRL 0 4 I OFFICE SPACE BUILDING: 13 - 4658 SC V7. 1200 SQ FT + 3 26 STALLS 2 -25 -04 C rY MEErM CHANGES 7 S �`• `1 r 7 f \ ` \ ti s ! BUILDING t2 t 2065 sQ.Fr 206 // ! SQ.FT + 3 a 3 3 STALLS 3 -22 CONCEPT PLAN CMANCLS ^ ti �4 RESILIFH7AIL m 32 UNITS X 2 UNITS 64 STALLS 3 -26-04 PLANNING COMldL%M 844 , ' ` ti � �' TOTAL RE WIRED STALLS - 103 STALLS PROPOSED USE: 4 NUMBER OF STALLS PROVIDED - 387 STALLS I IaL.0.t�[ 1V �lE"7 LJ iV tT } I • . FlA N : ] 3' } a PHASE REQU IRED STALLS ' - 64 PHASE 3 PROVIDED STALLS ., 85 E>EVEL RM Er 1' v im L= D"tiA3L4GL Lc vrurY C•A_"Lhi4Nr POOL \_ E 111 E 6s- PHASE i [ L� `7,2 79 vN 12 - .65 - 90 -- Bae r- - ,' •. - N �' GARAGE PARKING PLAN: 60 t - \, -; +` . :..'. '.'... "., \� �, 35 STALLS 657.& 856.0.. ' - •a, r .�. •'� 1 , NOKrH 437 -03' 0 30 60 87C15fRIG I eXI5mc y exISTING am EXISTW G E -X6TWG I 1 exlsT > xLSTIrlta zwaarle rw "4orle rwr+or T Win�l ar ; vKaly € rwevs / r TWWOM TWB PLAN CO . N! i L i 1 Z 12 SCALE Y 04 I W2 South o"" Sti -W S"ka I(K3 l31N0 Ew wffng Fax 051 ,476.8470 VICINITY MAP - NO SCALE: SYMBOLS: SURVEY NOTES: DEVELOPMENT DATA: SECTION 4, TOWNSHIP 29, RANGE 20, C 7F CATCH B45Ii4 0 . • C- USE DETAIL: ti not MANHOLE K HYDRANT 1. BEARINGS ARE RASED ON THE PLOT OF FAST OAKS P.U.D. CURRENT ZONING P.U.D. �- WASHINGTON COUNTY GAS METER ;v WATER VALVE 2. LEGAL DESCRIPTION PROVIDED BY THE OWNER, ZONED 62 AND R -8 J PLAN FiwY. 36 • • 6OTF4 Sr. 11-/ FENCE UT4.r}Y POLE 3. EASEMENTS SHOWN PER COUNTY HALF SCnON ?RAPS OR 1 SCALE k CONCRETE •` RECORD PLAT. OTHER EASEAIKM IF ANY, MAY D=AND PROPOSED USE- 32 UNFr CONDO BUILDING AND 2 GENERAL OFFICE 1 ' , 0040 AND fEE.EC BOX ARE NOT SHOWN ON THIS SURVEY. BUILDINGS. k I k ! 1 111 I I ` 5IrE ` 1 J2" IRON PIPE w" G AS VALVE OVE RHEAD WIRES 4. TOPOGRAPHY FROM WASHiNGr Dk COUNTY ORTHO PHOTO �I DATED APk1I 2000. PROPOSED SET8ACK5 ARE SHOWN ON DRAWING. O DENOTES SET 3 J2" IF�N 't y COIN)<IfRCUU PIPE MARKED W 25- 3S 632 s TL CORNERSTONE L-AND SURVEYING, INC TOTAL AREA OF PARCEL - 104,357 SQ.Fr. 12-396 ACRES EAU. BEFORE YOU BdGI 51.561 TREE COVER BASED � N ORTHO PHOTO EXISTING LEGAL DESCRIPTEONf: � Gopher State One Call `� + T'WWCEtYAREA: 651 -454 -17042 COMMON FKL OUTLDTA. EAST OAKS P.U.D., WASHINGTON COUNTY, TOLL FREE: 1-wo- =_1166 = 16,183 sq. ft. PROJECTNa J H03W3 MINNESOTA _ CONCEPT PLAN i Z're 3�- i" - Y fir.. =i. '3 4': � ' ro �r . �. •. . t ,n `~S `t•s �:..:. iii: i k ,• .1 - y 3 :.•} r. w M - " 8 I II�x"7 9L9 -N, q II ,. Q: c o > co au T c .,p YIASf n WAMT IE t Jo an r 7 . 1 - r, 50 87a' .. ... . . . .... ......... ml C) 1 _ j [ n cp� LA Lh ca ? 190 r m f Z V p W 4 �� r���..,, �,0 A •8 OG2 _ _ 86o ` SL. f 5.875 ZJ � W L A 8 sa N a cl n r I aH' I S£9 N x � o z M2 of 8�2 G1 y r tv b G p L _ A c x . vo C 1658 Lriwcsro T3 ROAD SHEET OF f HEREBY CERTIFY THAT'THIS PLAN ViPS PREPARED DRA'tl- BY Tcf$ REV€Sta�(S z HUDSON, wmConsis 540 CD�lCEP� G#�A(3 €�JG PLAN 8Y M. E, OR AXWER, FAY, DPRECT SV.PER0SfON AHD THAT., CF{FC}�Ep BY :SA41! . 1 ' (-AM A DW- REGISTEkED PiRMSSI&ACEtiGt"7EER a #117f.3iBVBNMGINBxRS . EASE" OAKS PUD UNDER THE [A OF'-THE STATE,pF MINNESOTA. RRO;�CT:ENGitrEER "SAIY s� (861)438 -2075 [73g }586 -58k9 f7 PROJECT HO:; 5046, STEVENS PA%:(716)368 -5878 -` OA TE � zs�o: F. N CT N IR V. R c OAK PARR - r��ic�t �� a T — THE AR=WRR4L 1+I WO^'•' INC. ARCHITECTURE ' PLANNIW* INFERIOR DESIGN * CONSTRUCTION hiAfdACEMENT 12445 55th STREET MCOR171VE LOWC_R A5MiA.9•T 5KW425 SWE A 1 _ LAKE ELMO. MN. 55042 PHONE 551/430 -0606 FAX 651/430 - 0180 RA�)a>= MIDPOINT - 154-00 5i4 &-%l 7. 7 f Lal ki r I � ` r�i dICT,.. _.. �iGG�]c!aJi: 4:..•• �.._. 12T 1� - -- -- 1 - • - � _ =-ma= r-..R. { {�)1 i 1 1 - - -- -ia ✓�.. 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' i I - 1 - II' (III I11111 111(0 11 111 Ill i i 111111 III _ _... • ill!11i1 �l ( �f (( _ illlli llll(Illl(i(ill i �ilil - s — ,r.� _ _ �. l " I __... -T "n►� - - - 1' i-iniic_ =•:�.: .. uia .�.u_..rr...a2 ��.ic...i�............r,... -r G...•.._- ._..... .... `� c" L ... :C,;r � �tl.�r .__•, `�_ E�._.__ 115`1VW�kll �-�:: Aron-_ _.�.._._..� �- ixw.�c.�v •- - .•.; .� •.._.._..._._� - ._;.. c;.._. ....__..._ _�,..�J� �.�. .._.. _._..�. r.:iaw'c�via� .._� _ _ �. �N`'�`'-c / __._..- .____._- .•.- ._."•..__ -_. • r• -• � r��r& dIl "- �•" _ m•+r�-r+re�,<�i�rr-•c R-'»•c �� =�. -== � ~� � _ - R i r i s Inf rm i - e st at o o U'f n a p 1t I� 1 l f f I fi I ... .w y 7i ... _..__ .. - - -- -- - --- ^.."'__•^ _ %!1117'' - '�"' � .-.� �..�--."-....�,. -- - • c s d. �_r.rrr.r •-- - I har r urSIP tF,at #+116 l cn, OGAICG7:I4n, P' ' :� i.. - �'9? • ---• +®rr�! ... ___.r. �ti�Y�-!�r--- ........_ _ ^� • 'C�� r"�J'"C'1�1' _ Q � •••"•- `••••••.•••• / sZ �1i - .�( �:.. >JSw�. -. �..x: .. �.�MI.4 9 �� �Y/ �'1 [MR� • dur�. .[...au._.... _ - rws ed mm u undar dhact y •�,, � , �Lll+�`�:._.. `"`_' - � , ;....�. __ t'3 •���C --- .n.• �. / + - _.m�wrnr i 7 �"'""'^ k- ,..w_...,..- ......_.. .._ _. ._: c R""%..1� . °�" - �..:.m" �"� �� �� azi= » �"""_ ...'. GrVisbP. Ord &,Gt I a[I p du L {CCCr_ed She IDwS a the 5 of R P M • \. - '�...•. �__.._ _ M I .. A , �V`l W ,• c t'fOlpp, IPA • � - S�IR'JY`n6. - Dpte, L1Crr�n k. Sheet Information _ r IOR ELEVATIONS Project No : P iFT prowinq No Drown B i mpr- Checked BY M, FAtr1..eR ... .... ..................... .. .... ARCHNE THE ARCEMECrURAL NEIWQRK, INC. ARCHITECTURE s PLANNING* IN11_RIDR DESIGN ' CONSTRUCTION MANAGEMENT 12445 55th STREE ASPA LT SardLUS SUITE A E MN. 55442 PHONE 651 PHONE 65l/43U —x506 FAX 651/430 -0180 EXHIBIT 5 - T� .r�1 �. - • rr� ----- v-` -rr - r�..u... -_L � � Y -. 7T "Sll�_ i _ .ZC7ll -----A T75" i•7 c^ - �n -- • T- �rD-�' -- � � - v,,.. . .� 6�..,�h ..��:: _ -_.-- Y��- �. ._::_::u1 \1,i"'A� =V \n7_ �:�TI'S1Y�1 „-.`. � •'cc �.m� __ ri,r_ ." , ": •' ��:. L" .' ff: i4l.�'tt,`+rYlr,M« [ � '' :�•uf�>�"�»��.au � ��'.�+ +�e��'�� _,.�'f,..."L':R?,.� . .`",���� _kn'itrYi `�!W ^_!',J ( "I //• :.t. .�r:;n »' "r .• • , ;� •`.. .� , 4,fHt`� �C.f"9.TiA2i A $7pHL 1,• '» s c - r /'' \ fi I l %�� :f x (___ 1P1'TI!6RAL 04WK Roc"#Le GM77, NORTH ELEVATION - OFFICE A E 5/,2q/04 1. IN 1 YldI kIIA l;I. ill -! Prefect FA5T OAK5 P.UD. 2ND ADDITION JEFF HAU5E ry" v �� -- �:� -. =•� �;::. � � `� - �— ` � aAtc PARY. HE-J&1 -+ rN mm=e ��- . "-- ..✓�/ r�m\� M � l%i - x '� ► �l�i.� ..,ter tati'� � � ��'/'�ir !a ~•- /�•�:-- *1HG_::.--^ -- _ ,_ o � ftern Date MW r LLxa; • 4 7 ........_ ..- .�- ..._.f,. -... F _E Y U WE5T ELEVATION - OFFICE A QFEA5T ELEVATION - OFFICE A _ Registration information E i hmralxl cerLIFy that thle pWn, 3pealPleotlon, or 1"OpGYt rTAb Proporod L9 nNo or unaor my d"rt %rorvl l"% A'IA ux t f pm R QJIy E cGrarq - Ar4 tmct radar the toms of the Stato of r>wne, Nri� 1 .+ �� !•_ . ' - , : _ t, VlLvi` - �.. '�''✓E'.7r,Y�Yii �cilt'"NG �� n ��W.�.m?� �{•�i�'1t'"�e..L�v- •.`ti«�ia. -Ft��� - �f�.!.= � 'i�.'�4•Wr1c•�7.�Fa;{�p - � . xb� �.�•rCi�� � .L� -� - _ �Ignatura: Sheet information EUMOR REVATIONS N Project o O9"•In growing No �� By � Checked By : H. WMILM X3.1 / FI r-VATIeW — r7. =rlr. A. li li 111.111 i. .1 .1 i• 014 MI 69.111uYn ARCHNE HE ARCIRTECTURAL NMVO . INC ARCHITECTURE R PLANNING' INTER0 DESIGN ' COhSTRUCT10N MANAGEMENT 124-45 55th STREET SUITE A LAKE ELMO, MN. 55042 PHONE 651/430 -•0505 FAX 651/430 -0184 i � i t i III Ii iil �ASPkwEF 5Har6LC5 = F �4 FE F lv-.w__.. ...._..__�7 ......_.. ..._..:.:.._-••.•_ ,x.v�tr.ur._ 11 µ-4.c. �•i I - � _-' c -=- ��::.:.c i& FE0.*•R GEME7CTi0lr5 ..�......-.. - --....._ , . , . - ...- ....:�.-.,.�_ -- I -- TRAM \liL7E61RAL C.OI.DFE Yi:IG7DM R4�iY.FAGE G?Sl3. U NORTH ELEVATION - OFFICE 5 IF IF EF E R R I E tr 3/21io4 II 1111.11i.1 1,11 1 dill, .I .III lit Project EA5T OAKS P.UD. 2ND ADDITION JEFF HAU5E OAK PACK F06KT5, INI L I = Revisions Item Date vex .. ... _.......... �' - �T ELEVATION - O FFI?rE r3 EAST ELEVATION - OFFICE r3 Asa Nd. ,< -0. r gs Ug. - V-o' Registration Information I hereby rorwy that LINE pion, spocv1catwn, or tvpxt "as prapo-ed"me of vndar my dk'act svpor',Won. and that I om o duly Lkaftod 'rcFd ae-t Under tha lolls of the State of - Minnesota. s prVIcd Kama: LELA rr �r.- •...... -- 'kii'a..r _ :- .�.:.,.. 7'.�i' - DoSa1 �_� _ Licansa A• _ -___•- -- - LTA::.•;..... I , y 1!![lOSL " "� . _ .. ._o._ - +n .`!mm' a•Y`t�.f?r.'/r.'�7+�. �� .'? -3?? H Lr I�ri /• I = r,dN �.r - _ Sheet Information EXTERIOR ELEVATIONS Project No 03 Orowing No oro+rn By MRG r � Checked ey K 14Ot�LEfi r, ELEVATION - OFFICE B ... ..... ....... .......