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HomeMy WebLinkAboutCRYSTAL PARKCity of Lakeville Planning Department Memorandum To: Planning Commission From: Kris Jenson, Associate Planner Date: May 27, 2021 Subject: Packet Material for the June 3, 2021 Planning Commission Meeting Agenda Item: 1) Preliminary plat of 52 townhome lots to be known as Crystal Park. 2) Vacation of a drainage and utility easements. Action Deadline: July 10, 2021 BACKGROUND D.R. Horton - Minnesota has applied for a preliminary plat and easement vacation to allow the development of 52 attached townhome lots on approximately 16.2 acres to be known as Crystal Park. The request would vacate the drainage and utility easements within Outlot A, Hosanna 4th Addition and replace them with a combination of permanent and temporary easements. The Crystal Park preliminary plat is located north of 165th Street and west of Ipava Avenue. The Crystal Park preliminary plat plans have been distributed to Engineering Division and Parks and Recreation Department staff, the Parks, Recreation and Natural Resources Committee, and the Dakota County Plat Commission. EXHIBITS A. Site Location Map B. Zoning Map C. Cover page D. Existing Conditions Survey E. Preliminary Tree Preservation F. Preliminary Plat G. Preliminary Erosion and Sediment Control Plan H. Preliminary Grading and Drainage Plan 2 I. Preliminary Sanitary & Watermain Plan J. Preliminary Storm Sewer Plan K. Preliminary Landscape Plan L. Foundation Planting Plan M. Letter from Dakota County Plat Commission, dated April 6, 2021 N. Exterior Elevations O. Floor Plans P. Color Elevation photo Q. Easement Vacation PLANNING ANALYSIS PRELIMINARY PLAT Zoning. The site is divided into three zoning districts (Exhibit B). The northeast portion of the property is zoned O-R, Office/Residential Transition District. The west side of the southwest portion of the property is zoned RM-1, Medium Density Residential District, while the east portion is zoned RM-2, Medium Density Residential District. The portion proposed to be platted as Crystal Park is zoned RM-1. Attached row townhomes are a permitted use within the RM-1 District. Existing Conditions. The property is currently undeveloped. Adjace nt Land Uses . Adjacen t land uses and zoning are as follows: North – Attached townhomes (PUD) Stormwater pond (P/OS) East – Undeveloped land (RM-2), Fountains at Hosanna (PUD) South – 165th Street (ROW), Single Family homes (RS-2) West – Attached townhomes (PUD) Consistency with the Capital Improvement Plan (CIP). Sanitary sewer and water improvements for the area of Crystal Park will be financed and constructed by the developer. These development costs associated with the Crystal Park development are not programmed in the 2021 – 2025 CIP. Premature Subdivision Criteria. A preliminary plat may be deemed premature if any of the criteria listed in Chapter 10-2-4-1 of the Subdivision Ordinance exist. Eligible criteria pertain to a lack of adequate: drainage, water, streets, sanitary sewer, and public service capacity (police and fire protection). The other pertinent criteria pertain to inconsistencies with the City Comprehensive Land Use and Capital Improvement Plans (discussed above). Staff review of the Crystal Park preliminary plat against these criteria finds that it is not a premature subdivision. Phasing. The Developer intends to develop this property in one phase. 3 Density. The Crystal Park preliminary plat consists of 52 attached townhome lots on 16.2 acres. This results in a gross density of 3.22 units per acre. Excluding the future development outlot, the net density is 7.32 units per acre. Lot Requirements. The following minimum requirements for attached townhome building setbacks in the RM-1 District pertain to the Crystal Park preliminary plat: Base Lot Between Buildings Front Yard (to ROW) Front Yard (to Private Drive) Side Yard (to ROW) Units to Guest Parking Buffer Yard Setback RM-1 30 feet 20 feet 20 feet (front) 25 feet (garage) 30 feet (to back of curb) 20 feet 15 feet 50 feet The proposed unit lots shown on the Crystal Park preliminary plat have sufficient area to accommodate attached townhome units, including decks and patios. A homeowner’s association will be required to be established for maintenance of the exterior of the buildings and ownership and maintenance of the common areas shown on the preliminary plat. The RM-1 District requires at least 5,000 square feet per unit. The Crystal Park preliminary plat has an average of 5,135 square feet per unit for the attached townhomes area, which exceeds the minimum lot area per unit requirements of the RM-1 District. Exterior Materials. Each unit must meet the requirements of Section 11-58-21.B.3, which requires that a minimum of 25% of the area of each elevation of the unit must have an exterior finish of brick, stucco, and/or natural or artificial stone. Except for brick, stucco, and/or natural or artificial stone, no single elevation may have more than 75% of one type of finish or have more than 60% of all elevations of one type of finish. The City has deemed the use of cement fiberboard material as satisfying the minimum masonry material requirement and is therefore also allowed to exceed the maximum area limit for non-masonry materials. Exhibit N shows that 27.2% of the front façade will be stone, while the sides and rear elevation are 100% Hardi Board siding, using shakes, board and batten, and lap siding styles to meet the Zoning Ordinance requirements. Floor Area. The developer has submitted dimensioned floor plans (Exhibit O) for the attached townhome units and the proposed units comply with the minimum requirements for above grade floor area established by Section 11-17-13.D of the Zoning Ordinance. Garage Area. The proposed attached townhome units are proposed to be slab on grade. The minimum area of each garage must be at least 540 square feet and have a minimum width of 20 feet. The floorplans show that the garages meet the requirements of Section 11-58-21.C of the Zoning Ordinance. 4 Guest Parking. The RM-1 District requires a minimum of ½ guest parking space per unit. The Crystal Park preliminary plat proposes to have 26 guest parking spaces located in several parking areas to serve the development. Dog Park. The Crystal Park plans include a fenced outdoor dog park, located in the northwest portion of the development. The fenced area is shown to be 60 feet wide and 120 feet deep. A fence permit will be required prior to installation. Landscaping. The landscape plan (Exhibit K) proposes overstory trees in the front yards and along the perimeter of the site. Trees are also proposed around the perimeter of the stormwater pond and the fenced dog park area. Prior to City Council consideration of the preliminary plat, the landscape plan should be modified to add plantings on the west and south sides of the 14-space guest parking lot and the north side (east of the sidewalk) of the same guest parking lot to block headlights from shining at the Crystal Park and adjacent townhome units. A foundation planting plan (Exhibit L) has also been provided, which includes a mix of deciduous and evergreen bushes as well as decorative grasses. All landscaped areas, including common open space, must have an inground irrigation system with an automatic controller. The Developer has also provided information to confirm that the landscape plan meets the requirements of Section 11-58-21.I of the Zoning Ordinance. Residential Buffer Yard Requirements. The Crystal Park preliminary plat is bounded by 165th Street on the south and therefore requires buffer yard landscaping. The side and rear setback for the attached townhome units adjacent to 165th Street is increased from 30 feet to 50 feet to accommodate the planting requirements. 165th Street is classified as a major collector in the Comprehensive Transportation Plan. The buffer yard screening along the roadway must provide an effective minimal visual screen of 10 feet in height. This will be accomplished with landscaping including minimum eight-foot-tall evergreen trees and overstory deciduous trees planted on a two-foot-tall berm (Exhibit K). Outlots. There is one outlot shown on the Crystal Park preliminary plat. Outlot A will be retained by Hosanna Church for future development. Prior to City Council consideration, the preliminary and final plats must be revised to place the stormwater pond within a separate outlot. The outlot containing the stormwater pond must be deeded to the City with the final plat. Streets. The following is a summary of streets proposed with the Crystal Park preliminary plat. Additional detailed information is outlined in the Engineering Division memorandum dated May 27, 2021. 165th Street – 165th Street is located south of the property and is classified as a major collector in the Comprehensive Transportation Plan. No additional right of way is required to be dedicated with the Crystal Park plat. Street A – Street A is a 32-foot wide public street within a 60-foot right-of-way that ends in a permanent cul-de-sac. 5 Private Drives. Streets B, C, and D are each a 24-foot-wide private access drive. Streets B and C extend west from Street A and each will serve two, five-unit buildings. Street D will extend north from Street A and will serve two, six-unit buildings. Each private drive must be posted as no parking, with the exception of the two guest parking spaces at the end of Streets B and C. Sidewalks/Trails. A bituminous trail exists along the north side of 165th Street, adjacent to this project. A sidewalk will be constructed along the west side of Street A, between 165th Street and the guest parking area. An additional segment of sidewalk will be constructed along the north side of the guest parking area to provide a connection to the outdoor dog park. Grading, Drainage, Erosion Control, and Utilities. Proposed grading, drainage, erosion control, and utilities for the Crystal Park preliminary plat is shown on the grading, drainage and erosion control and utility plans. All existing and new local utilities shall be placed underground. Grading, drainage, erosion control, and utilities details are outlined in the May 27, 2021 engineering report prepared by Logan Vlasaty, Project Engineer and Mac Cafferty, Environmental Resources Manager. The Engineering Division recommends approval of the preliminary plat. Tree Preservation. A tree preservation plan (Exhibit E) identified 59 total trees on the site, 17 (28.8%) of which will be removed with the development. Forty-two (71.2%) trees will be saved. Wetlands. A wetland delineation must be completed and approved prior to City Council consideration of a final plat. Park Dedication. The City’s 2014 Comprehensive Parks, Trails, and Open Space Plan does not identify a need for park land in the area north of 165th Street and west of Ipava Avenue. There are two playground areas, each about three quarters of a mile from the Crystal Park development. To the west is Rolling Oaks Park and to the east is the playground at Crystal Lake Education Center. Staff is recommending a cash contribution to satisfy the park dedication requirements for the Crystal Park plat. The park dedication fee will be based on the rate in effect at the time of final plat approval. The Parks, Recreation and Natural Resources Committee will review the preliminary plat at their June 2, 2021 meeting. Their comments will be forwarded to the Planning Commission at the public hearing. MUSA. The Crystal Park preliminary plat area is located within the current MUSA. Snow Storage. Snow removed from the private drives and private spaces may not be stored within guest parking spaces. Heavy snow events may require the HOA to have snow removed from the site if there are not areas available for its storage on site. 6 Signs. The Crystal Park site plans do not indicate plans for a monument sign at this time. If a sign is added in the future, it must be located within the common area lot. A sign permit will be required prior to the installation of a monument sign. Dakota County Plat Commission. The Dakota County Plat Commission reviewed the preliminary plat at their March 31, 2021 meeting (Exhibit M). The Plat Commission approved the preliminary and final plat. EASEMENT VACATION Existing Easements. The parent parcel includes drainage and utility easements along the perimeter of the parcel as well as over a utility line and private drive for access to the Hosanna parking lot. The development parcel will include permanent perimeter drainage and utility easements, while the necessary easements on Outlot A will be temporary until such time that Outlot A is developed. (Exhibit Q) RECOMMENDATION Planning Department staff recommends approval of the Crystal Park preliminary plat and drainage and utility easement vacation, subject to the following stipulations: 1. The recommendations listed in the May 27, 2021 engineering report. 2. An HOA must be established for the ownership of Lot 53, Block 1 and for the maintenance of Lots 1-53, Block 1. 3. Prior to City Council consideration, the preliminary and final plats must be revised to place the stormwater pond within a separate outlot. The outlot which includes the stormwater pond must be deeded to the City with the final plat. 4. A security shall be submitted with each final plat to guarantee installation of the approved landscaping. 5. Buffer yard landscaping adjacent to 165th Street shall be installed according to the approved landscape plan. 6. Prior to City Council consideration of the preliminary plat, the landscape plan shall be modified to add plantings on the west and south sides of the 14-space guest parking lot and the north side (east of the sidewalk) of the same guest parking lot to block headlights from shining at the townhome units. 7. Private Streets B, C, and D shall be posted with no parking, except for the two guest parking spaces at the end of Streets B and C. 8. Snow will be required to be removed from the site if it cannot be accommodated on site . Snow shall not be stored in gue st parking spaces. Source: Esri, Maxar, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community 162ND ST (CSAH 46)JAGUAR AVECity of Lakeville Site Location Map Crystal Park Preliminary Plat 165TH ST Crystal Park Preliminary Plat area JATOS C IR JAMISON PATHUPPER 161ST ST 166TH ST J AC K DAW PAT H 161ST ST JAGUAR AVEEXHIBIT A 162ND ST (CSAH 46)JAGUAR AVECity of Lakeville Zoning Map Crystal Park Preliminary Plat 165TH ST Crystal Park Preliminary Plat area JATOS C IR JAMISON PATHUPPER 161ST ST 166TH ST J AC K DAW PAT H 161ST ST JAGUAR AVEEXHIBIT B PUD PUD PUD C-1O-R RM-2 RM-1 RST-1 RS-3 RS-2 RS-2 RS-2 RS-3 P/OS P/OS P/OS EXHIBIT C EXHIBIT D X X XX X XX X XX X X X XX X X Point Number Easting Northing Full Description PointLayer 30004 513220.10' 187830.83' 6" ELM EX-TREE 30005 513089.65' 187807.60' 15" COTTONWOOD EX-TREE 30006 513099.21' 187822.46'11" ELM EX-TREE 30007 513073.40' 187848.93' 11" COTTONWOOD EX-TREE 30008 513063.21' 187859.04' 13" COTTONWOOD EX-TREE 30009 513091.78' 187866.13' 10" OAK EX-TREE 30010 513057.96' 187867.45' 9" OAK EX-TREE 30011 513051.57' 187832.13'12" ELM EX-TREE 30012 512994.74' 187815.21' 13" COTTONWOOD EX-TREE 30013 513003.70' 187836.76' 6" COTTONWOOD EX-TREE 30014 513018.54' 187847.23' 9" COTTONWOOD EX-TREE 30015 512989.06' 187829.88' 7" COTTONWOOD EX-TREE 30016 512975.32' 187822.38' 12" COTTONWOOD EX-TREE 30017 512968.36' 187807.64' 8" COTTONWOOD EX-TREE 30018 512962.81' 187809.61' 10" COTTONWOOD EX-TREE 30019 512942.08' 187795.65' 13" COTTONWOOD EX-TREE 30020 512922.50' 187793.72' 13" COTTONWOOD EX-TREE 30021 512918.53' 187791.85' 7" COTTONWOOD EX-TREE 30022 512907.23' 187800.76' 8" COTTONWOOD EX-TREE 30023 512905.44' 187800.74' 11" COTTONWOOD EX-TREE 30024 512895.55' 187800.76' 7" COTTONWOOD EX-TREE 30025 512845.03' 187798.12' 7" COTTONWOOD EX-TREE 30026 512855.32' 187773.87' 16" COTTONWOOD EX-TREE 30027 512857.75' 187770.45' 14" COTTONWOOD EX-TREE 30028 512860.14' 187778.27' 8" COTTONWOOD EX-TREE 30029 512836.00' 187760.26' 6" DECIDUOUS EX-TREE 30030 512833.35' 187748.83' 7" DECIDUOUS EX-TREE 30031 512833.29' 187747.44' 11" DECIDUOUS EX-TREE 30032 512836.95' 187746.43' 12" DECIDUOUS EX-TREE 30033 512845.27' 187744.76' 6" DECIDUOUS EX-TREE 30034 512855.84' 187743.00' 8" ASH EX-TREE 30036 512801.96' 187759.92' 6" ASH EX-TREE 30037 512809.23' 187773.18' 7" ASH EX-TREE 30038 512817.50' 187786.13' 6" SPRUCE EX-TREE 30039 512794.91' 187762.00' 6" ASH EX-TREE 30043 512765.91' 187764.62' 13" ASH EX-TREE 30053 512590.96' 187656.11' 6" ASH EX-TREE 30054 512590.76' 187648.84' 9" ASH EX-TREE 30056 512585.79' 187594.62' 8" SPRUCE EX-TREE 30057 512588.97' 187576.55' 9" SPRUCE EX-TREE 30061 512591.55' 187561.04' 16" COTTONWOOD EX-TREE 30062 512586.62' 187532.09' 9" SPRUCE EX-TREE Point Number Easting Northing Full Description Point Layer 30035 512814.73' 187755.34' 13" DECIDUOUS EX-TREE-REMOVE 30040 512788.82' 187757.12' 6" ASH EX-TREE-REMOVE 30041 512791.80' 187749.71' 6" ASH EX-TREE-REMOVE 30042 512783.51' 187744.12' 6" ASH EX-TREE-REMOVE 30044 512771.85' 187733.75' 22" LOCUST EX-TREE-REMOVE 30045 512767.48' 187717.28' 13" ASH EX-TREE-REMOVE 30046 512744.76' 187724.28' 8" ASH EX-TREE-REMOVE 30047 512738.27' 187742.97' 12" ASH EX-TREE-REMOVE 30048 512836.84' 187710.81' 13" COTTONWOOD EX-TREE-REMOVE 30049 512820.84' 187703.11' 12" DECIDUOUS EX-TREE-REMOVE 30050 512779.07' 187689.81' 9" ASH EX-TREE-REMOVE 30051 512778.40' 187686.36' 6" SPRUCE EX-TREE-REMOVE 30052 512756.03' 187685.20' 6" SPRUCE EX-TREE-REMOVE 30055 512594.57' 187621.34' 13" ASH EX-TREE-REMOVE 30058 512593.03' 187578.98' 11" ASH EX-TREE-REMOVE 30059 512596.44' 187582.90' 6" ASH EX-TREE-REMOVE 30060 512596.41' 187562.77' 7" ASH EX-TREE-REMOVE XX EXHIBIT E DRAWN BYDATEREVISIONSPL022202CAD FILE2SS.GZJPROJECT NO.22.0CRYSTAL PARK LAKEVILLE 0INNESOTA PRELIMINARY PLAT FOR D.R. HORTON 200 KENBRID*E CO8RT 00 LAKEVILLE 0N 0 2 WEST C.R. 2 S8ITE 00 B8RNSVILLE 0N 0 PHONE 2.0.0 PKDPSWRQ#MUKLQF.FRP PLANNERS  EN*INEERS  S8RVEYORS ZZZ.MUKLQF.FRP James R. Hill, Inc.Legal Description:Outlot A, HOSANNA 4TH ADDITION, Dakota County, Minnesota(Abstract)DRAINAGE AND UTILITY EASEMENTS BEING10 FEET IN WIDTH, UNLESS OTHERWISEINDICATED, ADJOINING LOT LINES, ANDBEING 10 FEET IN WIDTH, UNLESSOTHERWISE INDICATED, ADJOINING RIGHTOF WAY LINES, AS SHOWN ON THE PLAT.DRAINAGE AND UTILITY EASEMENTSARE SHOWN THUS:EXHIBIT F EXHIBIT G EXHIBIT H EXHIBIT I EXHIBIT J EXHIBIT K N:\0021593.00\DWG\CIVIL\FINAL\LANDSCAPE\0021593S-PLF02.DWG 43PROJECT NUMBER: 0021593.00COTTAGE GROVE, MINNESOTA05/07/2020FDH IIIFDH IIFDH III© 2020 Westwood Professional Services, Inc.HIGH POINTETYPICAL TOWNHOMEPLANTING DETAILS20860 KENBRIDGE COURT, SUITE 100LAKEVILLE, MINNESOTA 55044HIGH POINTE03/31/2020DR HORTON, INC. - MINNESOTA05/07/202026971CORY MEYERSHEET NUMBER:VERTICAL SCALE:DATE:PREPARED FOR:OFHORIZONTAL SCALE:DRAWN:CHECKED:DESIGNED:INITIAL ISSUE:REVISIONS:Phone(952) 937-5150 12701 Whitewater Drive, Suite #300Fax(952) 937-5822 Minnetonka, MN 55343Toll Free(888) 937-5150DATE:LICENSE NO.I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY MEOR UNDER MY DIRECT SUPERVISION AND THAT I AM ADULY LICENSED LANDSCAPE ARCHITECT UNDER THE LAWSOF THE STATE OF MINNESOTACommon Ground AllianceCall 48 Hours before digging:811 or call811.com###### OR ##.....05/07/2020 - CITY COMMENTS....EXHIBIT L Dakota County Surveyor’s Office Western Service Center  14955 Galaxie Avenue  Apple Valley, MN 55124 952.891 -7087  Fax 952.891 -7127  www.co.dakota.mn.us April 6, 2021 City of Lakeville 20195 Holyoke Ave. Lakeville, MN 55044 Re: CRYSTAL PARK The Dakota County Plat Commission met on March 31, 2021, to consider the preliminary plat of the above referenced plat. The plat is adjacent to CSAH 46 (160th St. W.) and is therefore subject to the Dakota County Contiguous Plat Ordinance. The plat is a replat of a recent Outlot for a townhome development. The plat meets the right of way guidelines of 100 feet of half right-of-way along CSAH 46. Restricted access is shown along all of CSAH 46 as dedicated on HOSANNA 2ND ADDITION and as shown on HOSANNA 4TH ADDITION. Access to the site is via 165th Street West (a city street). The Plat Commission has approved the preliminary and final plat and will recommend approval to the County Board of Commissioners on April 20, 2021. Traffic volumes on CSAH 46 are 33,500 ADT and are anticipated to be 42,00 ADT by the year 2030. These traffic volumes indicate that current Minnesota noise standards for residential units could be exceeded for the proposed plat. Residential developments along County highways commonly result in noise complaints. In order for noise levels from the highway to meet acceptable levels for adjacent residential units, substantial building setbacks, buffer areas, and other noise mitigation elements should be incorporated into this development. No work shall commence in the County right of way until a permit is obtained from the County Transportation Department and no permit will be issued until the plat has been filed with the County Recorder’s Office. The Plat Commission does not review or approve the actual engineering design of proposed accesses or other improvements to be made in the right of way. Nothing herein is intended to restrict or limit Dakota County’s rights with regards to Dakota County rights of way or property. The Plat Commission highly recommends early contact with the Transportation Department to discuss the permitting process which reviews the design and may require construction of highway improvements, including, but not limited to, turn lanes, drainage features, limitations on intersecting street widths, medians, etc. Please contact Gordon McConnell regarding permitting questions at (952) 891-7115 or Todd Tollefson regarding Plat Commission or Plat Ordinance questions at (952) 891-7070. Sincerely, Todd B. Tollefson Secretary, Plat Commission c: Reid Schultz, DR Horton EXHIBIT M AT FRONT ONLY1/2"=1'-0"TYPICAL WDW & DOOR TRIM3 1/2" TRIM TYPICAL WDW TRIM5" TRIM3 1/2" TRIM5" TRIM5" TRIMAT FRONT W/ SHUTTERS1/2"=1'-0"5" TRIMThese plans, and the concept thereofor used without written consent. And may not be reproducedare the exclusive property of D.R. Horton Inc.,COPYRIGHT D.R. HORTON, INC. 2018C1.0X2600 ROW HOMESLAKEVILLE PLANS:8-20-20-LLFLIP GARAGE-8-29-20-LLPC#840-12-9-20-LLREMOVE GUTTERS-1-5-21-LLREFSIDING LEGENDANOT USEDLAP SIDING - CEMENT BDPRODUCTCBD5" TRIM - CEMENT BDEBOARD & BATTEN- C. BDFSHAKES-CEMENT BDGNOT USEDNOT USEDHOSANNA - 6-UNIT BUILDING4'-0"4'-0"FIREPLY - 4'-0" FROM CENTERLINE FIREPLY - 4'-0" FROM CENTERLINE 6:124:1215' RIDGE VENT16' RIDGE VENT4'-0"FIREPLY - 4'-0" FROM CENTERLINE FIREPLY - 4'-0" FROM CENTERLINE 4'-0"4'-0"FIREPLY - 4'-0" FROM CENTERLINE FIREPLY - 4'-0" FROM CENTERLINE 4'-0"FIREPLY - 4'-0" FROM CENTERLINE 4:124:124:128:128:126:126:126' RIDGE VENT 16' RIDGE VENT16' RIDGE VENT16'-0"4:124'-0"6:126:126:124:124'-0"FIREPLY - 4'-0" FROM CENTERLINE 4:126:1216' RIDGE VENT6:124:126:126:124:1215' RIDGE VENT4:128:128:126' RIDGE VENT 16'-0"6:126:12FRONT ELEVATION3/16"=1'-0"4'-0"FIREPLY - 4'-0" FROM CENTERLINE 4'-0"FIREPLY - 4'-0" FROM CENTERLINE STEEL PANEL OVERHEAD DOORADDRESS NUMBER4:12 PITCHXXXXX4:12 PITCHXXXXXSTEEL PANEL OVERHEAD DOORADDRESS NUMBERCLBETWEEN UNITS4'-0"4'-0"FIRE-TREATEDPLYWOODFIRE-TREATEDPLYWOODCLBETWEEN UNITS4'-0"FIRE-TREATEDPLYWOODEAAAFLASE CORNER CLBETWEEN UNITSSOFFIT LIGHTS6:12 PITCH6:12 PITCHAT ALL GABLES, OROSB SHEATHINGWHEREVER SHAKES& BOARD-N-BATTENMATERIAL IS USEDFYPONBKT7x12x4(TYPICAL)128AT ALL GABLES, OROSB SHEATHINGWHEREVER SHAKES& BOARD-N-BATTENMATERIAL IS USEDFD8'-0"2620-ELY ELEV. L2625-FAIRFAX ELEV. MADDRESS NUMBERXXXXXSTEEL PANEL OVERHEAD DOOR4:12 PITCH6:12 PITCHA4:12 PITCH8'-0"2625-FAIRFAX ELEV. NAA4'-0"FIRE-TREATEDPLYWOOD4'-0"FIRE-TREATEDPLYWOOD2W 3020 FXR.O. 72 1/8" X 24"XXXXX4:12 PITCHSTEEL PANEL OVERHEAD DOORADDRESS NUMBER4'-0"FIRE-TREATEDPLYWOOD4'-0"FIRE-TREATEDPLYWOODEA6:12 PITCHAT ALL GABLES, OROSB SHEATHINGWHEREVER SHAKES& BOARD-N-BATTENMATERIAL IS USED2625-FAIRFAX ELEV. MACLBETWEEN UNITSSTEEL PANEL OVERHEAD DOORADDRESS NUMBER4:12 PITCHXXXXX4'-0"FIRE-TREATEDPLYWOODAASOFFIT LIGHTS6:12 PITCHFYPONBKT7x12x4(TYPICAL)128AT ALL GABLES, OROSB SHEATHINGWHEREVER SHAKES& BOARD-N-BATTENMATERIAL IS USEDFD8'-0"2625-FAIRFAX ELEV. Q212 TOTAL FASCADE 55 SQ FT STONE = 25.9%1104 SF FRONT FASCADE - 100% HARDIBOARD300 SQ FT STONE - 27.2% (MIN 25% REQD)608 SQ FT SIDING - 55.1% (MAX OF 75%)146 SQ FT BOARD-N-BATTEN - 13.2%50 SQ FT SHAKES - 4.5%OVERALL BLDG: 4523 SF - 2528 SF SIDING: 55.9% (NOT TO EXCEED 60%)FRONT ELEVATION TAKEOFF:4'-0"FIRE-TREATEDPLYWOODCLBETWEEN UNITS4'-0"FIRE-TREATEDPLYWOOD4:12 PITCHSTEEL PANEL OVERHEAD DOORADDRESS NUMBERXXXXXAAA6:12 PITCH6:12 PITCH2620-ELY ELEV. P174 TOTAL FASCADE 43 SQ FT STONE = 25.3%4'-0"EXHIBIT N These plans, and the concept thereofor used without written consent. And may not be reproducedare the exclusive property of D.R. Horton Inc.,COPYRIGHT D.R. HORTON, INC. 2018C2.0XDRAWN: 1-14-2019-AW2600 ROW HOMESLAKEVILLE PLANS:8-20-20-LLPC#767,771,772,776:4-23-20-LLFLIP GARAGE-8-29-20-LLREAR ELEVATION3/16"=1'-0"6-UNIT BUILDING6:12 PITCH6:12 PITCHE6:12 PITCH6:12 PITCHPLUMBING VENTRADON VENTBATH #21/2 BATHBATHLAUNDRYOWNERSPLUMBING VENTRADON VENTBATH #21/2 BATHBATHLAUNDRYOWNERSFURNACE EXHAUSTERV EXHAUSTFURNACE EXHAUSTERV EXHAUST7'-7 7/8"DAAAGUTTERS & DOWNSPOUTS6:12 PITCH6:12 PITCHLEFT ELEVATION3/16"=1'-0"RIGHT ELEVATION3/16"=1'-0"LEFT ELEVATION1/8"=1'-0"RIGHT ELEVATION1/8"=1'-0"D124126124FDA124126124FDDA1223 SF TOTAL FASCADE - 100 % HARDI BOARD649 SQ FT SIDING - 53.0% (NOT TO EXCEED 75%)330 SQ FT BOARD-N-BATTEN - 27.0%244 SQ FT SHAKES - 20.0%SIDE TAKEOFF (x2):EE 6'-1" WALL 6'-0" CABINET 2'-0"3'-6" TOP6'-2 1/2"6'-4"DWSINK18" MFD FLOOR TRUSSESINSTALL PER MFRS SPECSKIT.HD-FLRUP17RCOVEREDENTRY1/2BHD-FLR26'-0"15'-0"11'-0"8'-0"15'-5"8'-1" 42'-0"6'-0"26'-0"4'-9"21'-3"26'-6"6"4'-0"4'-0 1/2"12'-8 1/2"10'-6" 16'-0"8'-10"5'-1"DWSINK18" MFD FLOOR TRUSSESINSTALL PER MFRS SPECSGARAGEKIT.HD-FLRGREATROOMCPT.UP17RFOYERHD-FLRCOVEREDENTRY1/2BHD-FLR26'-0"15'-0"11'-0"23'-0"19'-0"26'-0"4'-9"21'-3"6"4'-0"4'-0 1/2"12'-8 1/2"10'-6"16'-0"4'-0 1/2"2'-8 1/2"2'-8"4'-2"3'-2"5'-1"1ST FLOOR PLAN1/4"=1'-0"1ST FLOOR PLAN1/4"=1'-0"3040 SHSUBFLOOR TO43 1/2" FROM TOP OFSET KITCHEN WINDOWSRGH.OPG. OF WINDOW7'-6"7'-6"4'-10"6'-2"4'-0"4'-0"7'-6"7'-6"4'-10"6'-2"4'-0"4'-0"3050-3 SH6-0 x 6-8 SGDA/CA/C6-0 x 6-8 SGD3040 SHSUBFLOOR TO43 1/2" FROM TOP OFSET KITCHEN WINDOWSRGH.OPG. OF WINDOWSLOPE TO DOORS4" CONC FLOOR557 SQ. FT.TYPICAL 2x6 GARAGE WALLSGARAGESLOPE TO DOORS4" CONC FLOOR557 SQ. FT.TYPICAL 2x6 GARAGE WALLS16x7 OVERHEAD DOORON ALL WALLS & CEILINGGYPSUM BOARDNOTE: ON ALL WALLS & CEILINGGYPSUM BOARDNOTE: 2-42-83-02-42-42-83-0786 SQ. FT.LIVING AREA INC. STAIRSNOTE:9'-1 1/8" PLATE HEIGHT TYPICALWDW SIZES GIVEN IN FEET AND INCHES (WIDTH x HEIGHT)TYP. FIRST FLOOR WINDOW HEAD HEIGHT AT 8'-0" U.N.O.BEAM & HEADER SIZES TO BE VERIFIED BY SUPPLIER/MFRThese plans, and the concept thereofor used without written consent. And may not be reproducedare the exclusive property of D.R. Horton Inc.,COPYRIGHT D.R. HORTON, INC. 2018C4.0X42" HIGH HALF WALLW/ WOOD TOP42" HIGH HALF WALLW/ WOOD TOPPED.PED.OVERHANG TOP TREATED 2x10's16" ON CENTER DRAWN: 1-14-2019-AW2600 ROW HOMESLAKEVILLE PLANS:8-20-20-LLPC#767,771,772,776:4-23-20-LLFLIP GARAGE-8-29-20-LLCLBETWEEN UNITSCLBETWEEN UNITSCLBETWEEN UNITSCLBETWEEN UNITSCLBETWEEN UNITSCLBETWEEN UNITS10'-8"10'-7"10'-8"10'-7"MUDROOMHD-FLRMUDROOMHD-FLR42'-0"6'-0"10'-0"58'-0"2'-4"11'-0"5'-8"19'-0"4'-0"2020-2 FX3050 SH3050 SH3-2x10 BEAM8'-0"15'-5"8'-1"26'-6"8x8 "REALWOOD"COLUMNDROPPED HDRDROPPED BEAMDROPPED BEAMDROPPED HDRDINING RMCPT.CPTHD-FLRCPTHD-FLRFOYERHD-FLRCPTHD-FLRCPTHD-FLRGREATROOMCPT.DININGCPT.3050-3 SHTREATED 2x10's 16" ON CENTER 3-2x10 BEAM8'-0"2-03'-9"WINDOW & DOOR SCHEDULE-2610CALL-OUTU-FACTORROUGH OPENINGLOCATIONSHGC#3-0 DOOR0.3138 1/4" X 83 1/4FOYER0.2310.3136 1/4" X 60 1/4"0.313050 SH2FOYERGREAT ROOM10.3147 5/8" X 24"0.32020-2 FXDINING RM3050-3 SH0.31108" X 60 1/4"0.31110.3172 1/8" X 81"0.326068 SGDDINING RM2-42-02-04'-0 1/2"2'-8 1/2"2'-8"3'-9"0.3136 1/4" X 48"0.313040 SH1KITCHENGASMETER ELEC.METER2'-0"4'-0"3'-0"3'-6"2-0DECK ABOVEDECK ABOVE2625 INTERIOR UNIT2620 END UNITFAIRFAXELYBOLLARD1'-4"GAS METERSOFFIT FORGAS LINE6'-3" TOP 6'-1" WALL6'-0" CABINET 2'-0"3'-6" TOP6'-2 1/2"6'-4"OVERHANG TOP2X4 WALL, 34 1/2" HIGH6'-3" TOP 2X4 WALL, 34 1/2" HIGH 2X6 2X6 RADONVENT PIPE4'-2"3'-2"RADONVENT PIPETEMP GL.(2) 1 3/4 x 9 1/2VERSA-LAM(2) 1 3/4 x 14 VERSA-LAM(2) 2x10(2) 2x10(2) 2x10(2) 2x10(2) 2x10(2) 1 3/4 x 9 1/2VERSA-LAM(2) 1 3/4 x 11 7/8VERSA-LAM(2) 2x10(2) 1 3/4 x 14 VERSA-LAM(4) 1 3/4 x 24 VERSA-LAM(2) 2x10(2) 2x10(2) 2x10(2) 2x10(2) 1 3/4 x 9 1/2VERSA-LAM(2) 1 3/4 x 11 7/8VERSA-LAM20 AMP.MICRO HOODCIRCUITRANGEPANTRYREF.20 AMP.MICRO HOODCIRCUITRANGEELEC FP4" MAIN SEWERWATER MAINSTUB UP4" MAIN SEWERWATER MAINSTUB UP1'-2"1'-6"12'-6"3'-0" 14'-11" 14'-11"CLEAR FRAMING CLEAR FRAMINGSOFFIT FORELECTRICAL11'-0"1'-0"SOFFIT FORELECTRICAL11'-0"1'-0"ELEC.METER29 SQ. FT.29 SQ. FT.2-04'-6"2-04'-6"CONC FLRCONC FLR5'-2 1/4"1'-8"18-1/4" x 44-1/2"S/ROPTIONAL ELEC FIREPLACEOUTLET1'-6 1/4"FIREPLACE RGH OPG:ALLUSION 48 ELEC1'-8"1'-6 1/4"3/16"=1'-0"2X6 WALL 2X6 WALLMANTLE4'-8"5'-2 1/4"X 44-1/2"(W)RO 18 1/4" (H)ELEC F.P.2X6 WALL20 AMPDEDICATED3'-8 1/2"8 7/8"8 7/8"1/2" PLYWD1/2" ROCK OVER4'-2"12"+- 4'-1"(4) 1 3/4 x 24 VERSA-LAM(4) SHELVESPANTRYREF.(4) SHELVESC 9'-0" 9'-0"16x7 OVERHEAD DOORAT FRONT OFDROP PLATESGARAGE 6"AT FRONT OFDROP PLATESGARAGE 6"AT FRONT OFDROP PLATESGARAGE 6"AT FRONT OFDROP PLATESGARAGE 6"20'-1 1/8"CLEAR DIMENSION20'-1 1/8"CLEAR DIMENSIONEXHIBIT O SUITE #1CPT.BATH #1HD-FLRBATH#2HD-FLRLAU.HD-FLRW.I.C.CPT.BEDRM #3CPT.BEDRM #2CPT.26'-0"15'-0"11'-0"26'-0"4'-9"21'-3"10'-8"10'-7"8'-0" 15'-4" 5'-10"5'-10" 2'-6"11'-6"6'-11"3'-8"9'-1"6'-4"4'-0"3'-8"5'-10" 4'-0"1'-10"9'-4" 4'-2"6'-4"5'-9"12'-1"4'-9"9'-0"2'-0"4'-0"4'-8" 4'-0"4'-0"6'-4"5'-9"4'-0"WHHVACWSSUITE #1CPT.BATH #1HD-FLRW.I.C.CPT.(3) SHELVESBATH#2HD-FLRLAU.HD-FLRW.I.C.CPT.BEDRM #3CPT.BEDRM #2CPT.DN17R26'-0"15'-0"11'-0"26'-0"4'-9"21'-3"10'-8"10'-7"8'-0"42'-0"49'-0"9'-4"6'-10"6'-8"7'-0"7'-0"2'-10"6'-11"3'-8"9'-1"6'-4"3'-8"5'-10"1'-10"9'-4"4'-2"6'-4"12'-1"4'-9"6'-4"9'-0"2'-0"4'-8" 7'-0" 12'-2"6'-10"9'-4"6'-8"7'-0" 2x6 WALL 2x6 WALL(3) SHELVES 2615 INTERIOR UNIT2610 END UNIT2ND FLOOR PLAN1/4"=1'-0"2ND FLOOR PLAN1/4"=1'-0"#2HD-FLR26'-0"4'-9"21'-3"12'-6"8'-9"10'-11"6'-4"SUITE #2CPT.LOFTCPT.#2HD-FLRW.I.C.CPT.26'-0"4'-9"21'-3"12'-6"8'-9"7'-0" 6'-8"7'-0"10'-11"6'-4"SUITE #2CPT.LOFTCPT.These plans, and the concept thereofor used without written consent. And may not be reproducedare the exclusive property of D.R. Horton Inc.,COPYRIGHT D.R. HORTON, INC. 2018C5.0XDRAWN: 1-14-2019-AW2600 ROW HOMESFRAMEWALK:2-20-2020-LLPC#767,771,772,776:4-23-20-LLTEMP. GL.3040 SH6'-3"2'-9"5'-0"6'-0"6'-3"2'-9"5'-0"6'-0"TEMP. GL.3040 SHALUM. RAILING36x60SHWR72"2-02-42-42-42-82-62-62-836x60SHWR72"2-02-42-42-84-04-02-42-45-0TUB/SHWR72"72"2-42-45-0TUB/SHWRWDWDDN17R42" HIGH HALF WALLW/ WOOD TOP42" HIGH HALF WALLW/ WOOD TOP2-42-62-62-42-62-64-04-02-472"2-6(3) SHELVES4-01'-2 3/4"3050-2 SH3050-2 SH5'-2"5'-5"5'-6"5'-2"-OPTIONAL-1/4"=1'-0"OWNERS SUITE #2-OPTIONAL-1/4"=1'-0"OWNERS SUITE #23050-2 SH3050-2 SH5'-2"5'-5"5'-6"5'-2"3050-2 SH2-472"2-42-61'-2 3/4"2'-10"(3) SHELVES4-019'-10" 5'-10"CLBETWEEN UNITSCLBETWEEN UNITSCLBETWEEN UNITSCLBETWEEN UNITSCLBETWEEN UNITSCLBETWEEN UNITSCLBETWEEN UNITSCLBETWEEN UNITSCLBETWEEN UNITS1108 SQ. FT.LIVING AREANOTE:8'-1 1/8" PLATE HEIGHT TYPICALWDW SIZES GIVEN IN FEET AND INCHES (WIDTH x HEIGHT)TYP. FIRST FLOOR WINDOW HEAD HEIGHT AT 6'-10 1/2" U.N.O.BEAM & HEADER SIZES TO BE VERIFIED BY SUPPLIER/MFR1108 SQ. FT.LIVING AREANOTE:8'-1 1/8" PLATE HEIGHT TYPICALWDW SIZES GIVEN IN FEET AND INCHES (WIDTH x HEIGHT)TYP. FIRST FLOOR WINDOW HEAD HEIGHT AT 6'-10 1/2" U.N.O.BEAM & HEADER SIZES TO BE VERIFIED BY SUPPLIER/MFR6-0 x 6-8 SGD12'-2"15'-4"5'-10"5'-10"2'-6"11'-6"8'-0"2x6 WALL3'-3 7/8"3'-8 1/8"2020 FXTEMP GL.4'-4"2'-6"W.I.C.CPT.2-43'-3 7/8"3'-8 1/8"2020 FX5'-2"7'-4"5'-2"3050-2 SH3'-7"5'-10" 19'-10"22x30ATTICACCESS3050-2 SH3050-2 SH5'-2"3'-7"7'-4"5'-2"2'-10"WHHVACOPTW.I.C.CPT.MECH.6'-4"6'-4"2-42-82x6 WALL 22x30ATTICACCESSALUM. RAILING8'-0"6-0 x 6-8 SGDDROPPED BEAMDROPPED BEAMCOVEREDDECKCOVEREDCEDAR DECKNOTE:LAYOUT WILL VARY PERPLUMB, ELEC, MECH,STRUCT&/OR SITE CONDITIONSMECHANICAL EQUIPMENTNOTE:LAYOUT WILL VARY PERPLUMB, ELEC, MECH,STRUCT&/OR SITE CONDITIONSMECHANICAL EQUIPMENTF.D.PANIC PANPANIC PANWSF.D.PANIC PANPANIC PANMECH.WINDOW & DOOR SCHEDULECALL-OUTU-FACTORROUGH OPENINGLOCATIONSHGC#3040 SHBATH #110.310.3136 1/4" X 48"BEDROOM #213050-2 SH0.310.3172 1/8" X 60 1/4"BEDROOM #313050-2 SH0.310.3172 1/8" X 60 1/4"W.I.C.12020 FX0.310.3224" X 24"BATH #212020 FX0.310.3224" X 24"10.3172 1/8" X 81"0.326068 SGDSUITE #1OPT SUITE #2 W.I.C.13050-2 SH0.310.3172 1/8" X 60 1/4"OPT SUITE #213050-2 SH0.310.3172 1/8" X 60 1/4"3'-3"3'-3"FAIRFAXELY2020 FXERVERVVENTPIPERADON24" TOWEL BAR24" TOWEL BAR24" TOWEL BAR 24" TOWEL BAR VENTPIPERADONTPHTPHTPH(2) 2x10(2) 2x10(2) 2x10(2) 1 3/4 x 9 1/2VERSA-LAM(2) 1 3/4 x 9 1/2 VERSA-LAM(2) 1 3/4 x 7 1/4VERSA-LAM(2) 1 3/4 x 7 1/4VERSA-LAMWFPEGRESSWFPEGRESSWFP(2) 2x10(2) 1 3/4 x 7 1/4VERSA-LAM(2) 1 3/4 x 7 1/4VERSA-LAMWFPEGRESSWFP(2) 2x10(2) 1 3/4 x 9 1/2VERSA-LAM(2) 1 3/4 x 7 1/4VERSA-LAM(2) 1 3/4 x 7 1/4VERSA-LAM(2) 1 3/4 x 9 1/2 VERSA-LAMWFPEGRESSWFPEGRESSWFP(2) 1 3/4 x 7 1/4VERSA-LAM(2) 1 3/4 x 7 1/4VERSA-LAMWFPEGRESSWFPTYPICAL UNIT-TO-UNIT STAGGERVARIESNOTE:FRAMER TO ROCK &POLY MECH. RM LIDNOTE:FRAMER TO ROCK &POLY MECH. RM LID8" 8"42" HIGH HALF WALLW/ WOOD TOP42" HIGH HALF WALLW/ WOOD TOPFIRE RATED GYP BDON RETURN WALLSFIRE RATED GYP BDON RETURN WALLS3'-3 7/8" 3'-3 7/8" (1) SHELF4-0(1) SHELF4-0SUBFLOORSUBFLOORW.S. W.S. ROOF TRUSSESINSTALL PER MFRS SPECS ROOF TRUSSESINSTALL PER MFRS SPECS ROOF TRUSSES INSTALL PER MFRS SPECS ROOF TRUSSES INSTALL PER MFRS SPECS EXHIBIT P SKETCH & DESCRIPTION FOR: D.R. Horton - Minnesota James R. Hill, Inc. 2999 WEST C.R. 42, SUITE 100, BURNSVILLE, MN 55306 PHONE: 952.890.6044 www.jrhinc.com PLANNERS / ENGINEERS / SURVEYORS'RAWN BY'ATEREVISIONSPLM5/7/2021CA' )ILEPRO-ECT NO.PAGE 1 O) 223786vac.dwg23786All those Utility Easements and Drainage and Utility Easements, originally dedicated on the recorded plat of HOSANNA 4TH ADDITION, Dakota County, Minnesota, and now to be vacated, which lie within Outlot A, said plat. EASEMENT VACATION I hereby certify that this survey, plan or report was prepared by me or under my direct supervision and that I am a duly licensed Professional Land Surveyor under the laws of the State of Minnesota. Signed this 7th day of May, 2021 For: James R. Hill, Inc. By: Marcus F. Hampton, Land Surveyor, MN License No. 47481 EXHIBIT Q SKETCH & DESCRIPTION FOR: D.R. Horton - Minnesota Page 2 of 2 James R. Hill, Inc.PROJECT NO. 23786vacEASEMENT VACATION Scale: 1"=200' • • • • • CCRRYYSSTTAALL PPAARRKK –– PPRREELLIIMMIINNAARRYY PPLLAATT MMAAYY 2277,, 22002211 PPAAGGEE 22 OOFF 55 CCRRYYSSTTAALL PPAARRKK –– PPRREELLIIMMIINNAARRYY PPLLAATT MMAAYY 2277,, 22002211 PPAAGGEE 33 OOFF 55 CCRRYYSSTTAALL PPAARRKK –– PPRREELLIIMMIINNAARRYY PPLLAATT MMAAYY 2277,, 22002211 PPAAGGEE 44 OOFF 55 CCRRYYSSTTAALL PPAARRKK –– PPRREELLIIMMIINNAARRYY PPLLAATT MMAAYY 2277,, 22002211 PPAAGGEE 55 OOFF 55