HomeMy WebLinkAboutResolution 7380 -VO.AiO CITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
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4klESHO G~ NO. 7380
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A RESOLUTION
APPROVING A VARIANCE FROM
MUNICIPAL ZONING CODE
SECTION 78-1440
FILE NO. LA23-000022
WHEREAS,Michael Clark(hereinafter the"Applicant"),applied for a variance from the City Code
for the property addressed 565 Leaf Street and legally described as:
Lot 1,Block 3,FOX HOLLOW,Hennepin County,Minnesota(hereinafter the"Property");
WHEREAS,the Applicant has applied to the City of Orono for a variance from City Code
Section 78-1440 in order to construct a new accessory building streetward of the principal structure; and
WHEREAS,on May 19,2023 the Applicant made a complete application for a variance;and
WHEREAS,on June 20,2023,after published and mailed notice in accordance with Minnesota
Statutes and the City Code,the Planning Commission held a public hearing, at which time all persons
desiring to be heard concerning this application were given the opportunity to speak thereon; and
WHEREAS,on June 20,2023,the Planning Commission voted 5 to 0 in favor of a motion to
recommend approval of the variance as applied;and
WHEREAS,on July 10,2023 the City Council reviewed the application and the
recommendations of the Planning Commission and City staff;and
NOW, THEREFORE, BE IT RESOLVED that the City Council of Orono, Minnesota
hereby approves the requested variances as described above based on one or more of the following findings
of fact concerning the Property:
FINDINGS OF FACT:
1. This application was reviewed as Zoning File#LA23-000022. The analysis contained within staff
memos and the exhibits attached to the aforesaid memos, all minutes from the above mentioned
meetings, and any and all other materials distributed at these meetings are hereby incorporated by
reference.
2. The Property is located in the LR-IA One Family Lakeshore Residential Zoning District.
3. The Property contains 87,123 square feet in area and has a defined lot width of 200 feet.
1
4�O�Q CITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
NO. 7380
ikES H Otl:c‘'
4. The Property is within Tier 1 and hardcover is limited to 25%according to the Stormwater Quality
Overlay District.
5. Applicant has applied for the following variances:
a. Accessory Building Placement
6. In considering this application for variances, the Council has considered the advice and
recommendation of the Planning Commission and the effect of the proposed variances upon the
health, safety and welfare of the community, existing and anticipated traffic conditions, light and
air,danger of fire,risk to the public safety, and the effect on values of property in the surrounding
area.
ANALYSIS:
1. "Variances shall only be permitted when they are in harmony with the general purposes and intent
of the ordinance . . . ."The variance for the construction of a new accessory building is supported
by practical difficulties.The placement of the existing home on the lot prevents a compliant location
for an accessory building. This criterion is met.
2. "Variances shall only be permitted . . . when the variances are consistent with the comprehensive
plan."The variance resulting in the construction of a new accessory building in a residential zone
is consistent with the Comprehensive Plan. The applicant has identified necessary practical
difficulties inherent to the land supporting their requests. This criterion is met.
3. "Variances may be granted when the applicant for the variance establishes that there are practical
difficulties in complying with the zoning ordinance. `Practical difficulties,'as used in connection with
the granting of a variance,means that:
a. The property owner in question proposes to use the property in a reasonable manner,
however, the proposed use is not permitted by the official controls.
Constructing a new accessory building to be used as a detached garage is a reasonable use
of the property. The current garage cannot be expanded due to topographical limitations.
The applicant has demonstrated practical difficulties in the topography and placement of
existing improvements on the lot. This criterion is met.
b. The plight of the landowner is due to circumstances unique to his property not created by the
landowner.
The placement of the existing home is unique to the property was not created by the
landowner;and
2
-spoAt
CITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
lItI G~ NO. 73 80
A&ES HO��
c. The variance, if granted, will not alter the essential character of the locality."
The proposed variance will allow the construction of a new detached garage streetward of
the principal building.The proposed location meets all required setbacks and is sufficiently
screened from neighboring properties and the street. The proposed placement of the
detached garage will not alter the character of the locality. This criterion is met.
4. "Economic considerations alone do not constitute practical difficulties." Economic considerations
have not been a factor in the variance approval determination.
5. "Practical difficulties also include but are not limited to inadequate access to direct sunlight for solar
energy systems.Variances shall be granted for earth-sheltered construction as defined in Minn.Stat. §
216C.06, subd. 2, when in harmony with Orono City Code Chapter 78." This condition is not
applicable.
6. "The board or the council may not permit as a variance any use that is not permitted under Orono City
Code Chapter 78 for property in the zone where the affected person's land is located." This condition
is not applicable,as a residential use is a permitted use in the LR-1A District.
7. "The board or council may permit as a variance the temporary use of a one-family dwelling as a two-
family dwelling." This condition is not applicable.
8. "The special conditions applying to the structure or land in question are peculiar to such property or
immediately adjoining property." The placement of the existing home is unique to this specific
property.This criterion is met.
9. "The conditions do not apply generally to other land or structures in the district in which the land is
located." While the surrounding properties are similar in size, the specific location of the existing
structures on the property are unique to the subject property.This criterion is met.
10. "The granting of the application is necessary for the preservation and enjoyment of a substantial
property right of the applicant." The existing garage cannot be expanded due to topographical
limitations.This criterion is met.
11. "The granting of the proposed variance will not in any way impair health,safety,comfort or morals,
or in any other respect be contrary to the intent of this chapter."Granting the requested variance will
not adversely impact health,safety,comfort,or morals of the community.This criterion is met.
3
p CITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
l � NO. 73 80
g ICE SH0°'
12. "The granting of such variance will not merely serve as a convenience to the applicant,but is
necessary to alleviate demonstrable difficulty."The variance allows for the construction of a new
detached garage.The current attached garage cannot be expanded.This criterion is met.
CONCLUSIONS, ORDER AND CONDITIONS:
Based upon one or more of the above findings, the Orono City Council hereby grants a variance
from Orono Municipal Zoning Code Sections 78-1440 to allow the construction of a new accessory building
streetward of the principal building subject to the following conditions:
1. Council approval is based on the entire record, above Findings.
2. The approved project shall conform to the attached site plan and building plans submitted by the
Applicant and annotated by City staff (hereinafter the "Plans"), attached to this Resolution as
Exhibits A and B.
3. All Accessory Dwelling Unit(ADU)performance standards must be met including but not limited
to a covenant to be executed at the time of building permit.
4. Any amendments to the plans which are not in conformity with City codes may require further
Planning Commission and City Council review.
5. Authorities granted by this resolution run with the Property not with the Applicants, but are
permissive only and must be exercised by obtaining a building permit for the new construction and
commencing construction of said project. A framing inspection must be completed within one year
of the date of Council approval, or the variance will expire on that date(July 10,2024).
6. Violation of or non-compliance with any of the terms and conditions of this resolution may result
in the termination of any authority granted herein.
ADOPTED by the Orono City Council on this 10th day of July,2023.
ATTEST: CITY OF ORONO:
Anna Carlson,City Clerk Dennis Walsh,Mayor
4
Leaf Street#LICENSE NO.DATES1APRIL 10, 2023Minnetonka, Minnesota 55345Phone (952) 474-796417917 Highway 7Web: www.advsur.comAdvanceSurveying & Engineering, Co.MICHAEL CLARK565 LEAF STREETCLIENT NAME / JOB ADDRESSORONO, MNSHEET TITLEPROPOSED SURVEYSHEET NO.SHEET 1 OF 1DRAWING ORIENTATION & SCALE40200230370 JRDRAWING NUMBERDATE DRAFTED:DATE SURVEYED:APRIL 6, 2023APRIL 10, 2023LEGAL DESCRIPTION:Lot 1, Block 3, FOX HOLLOW, Hennepin County, Minnesota.SCOPE OF WORK & LIMITATIONS:1. Showing the length and direction of boundary lines of the legal description listed above. The scope of our services does not includedetermining what you own, which is a legal matter. Please check the legal description with your records or consult with competent legalcounsel, if necessary, to make sure that it is correct and that any matters of record, such as easements, that you wish to be included on thesurvey have been shown.2. Showing the location of observed existing improvements we deem necessary for the survey.3. Setting survey markers or verifying existing survey markers to establish the corners of the property.4. This survey has been completed without the benefit of a current title commitment. There may be existing easements or other encumbrancesthat would be revealed by a current title commitment. Therefore, this survey does not purport to show any easements or encumbrances otherthan the ones shown hereon.5. Showing elevations on the site at selected locations to give some indication of the topography of the site. We have also provided abenchmark for your use in determining elevations for construction on this site. The elevations shown relate only to the benchmark providedon this survey. Use that benchmark and check at least one other feature shown on the survey when determining other elevations for use onthis site or before beginning construction.6. Note that all building dimensions and building tie dimensions to the property lines, are taken from the siding and or stucco of the building.7. It should be noted that this survey was done under snow and ice conditions and that all improvements may or may not have been showncorrectly. While we did our best to locate all improvements under the snow and ice, we can't be sure that all improvements were shown.Please look over the survey to be sure everything you need shown is shown correctly.8. While we show a proposed location for this garage, we are not as familiar with your proposed plans as you, your architect, or the builder are.Review our proposed location of the improvements and proposed yard grades carefully to verify that they match your plans beforeconstruction begins. Also, we are not as familiar with local codes and minimum requirements as the local building and zoning officials inthis community are. Be sure to show this survey to said officials, or any other officials that may have jurisdiction over the proposedimprovements and obtain their approvals before beginning construction or planning improvements to the property.STANDARD SYMBOLS & CONVENTIONS:"●" Denotes iron survey marker, set, unless otherwise noted.# 42379Thomas M. BloomSHEET SIZE22 X 34SCALE - 1" = 20'GRADING & EROSION CONTROL NOTES:BEFORE DEMOLITION AND GRADING BEGIN·Install silt fence/bio roll around the perimeter of the construction area.·Sediment control measures must remain in place until final stabilizationhas been established and then shall be removed. Sediment controls maybe removed to accommodate short term construction activity but must bereplaced before the next rain.·Contractor shall install inlet protection on all existing storm sewer inletsin accordance with the city standard details. Inlet protection shall also beprovided on all proposed storm sewer inlets immediately followingconstruction of the inlet. Inlet protection must be installed in a mannerthat will not impound water for extended periods of time or in a mannerthat presents a hazard to vehicular or pedestrian traffic.DURING CONSTRUCTION:·When dirt stockpiles have been created, a double row of silt fence shall beplaced to prevent escape of sediment laden runoff and if the piles or otherdisturbed areas are to remain in place for more than 14 days, they shall beseeded with Minnesota Department of Transportation Seed Mixture22-111 at 100 lb/acre followed by covering with spray mulch.·A dumpster shall be placed on the site for prompt disposal of constructiondebris. These dumpsters shall be serviced regularly to preventoverflowing and blowing onto adjacent properties. Disposal of solidwastes from the site shall in accordance with Minnesota Pollution ControlAgency requirements.·A separate container shall be placed for disposal of hazardous waste.Hazardous wastes shall be disposed of in accordance with MPCArequirements.·Concrete truck washout shall be in the plastic lined ditch and dispose ofwashings as solid waste.·Sediment control devices shall be regularly inspected and after majorrainfall events and shall be cleaned and repaired as necessary to providedownstream protection.·Streets and other public ways shall be inspected daily and if litter or soilshas been deposited it shall promptly be removed.·If necessary, vehicles, that have mud on their wheels, shall be cleanedbefore exiting the site in the rock entrance areas·Moisture shall be applied to disturbed areas to control dust as needed.·Portable toilet facilities shall be placed on site for use by workers andshall be properly maintained.·If it becomes necessary to pump the excavation during construction,pump discharge shall be into the stockpile areas so that the double siltfence around these areas can filter the water before it leaves the site.·Temporary erosion control shall be installed no later than 14 days afterthe site is first disturbed and shall consist of broadcast seeding withMinnesota Department of Transportation Seed Mixture 22-111 at 100lb/acre followed by covering with spray mulch.·Erosion control measures shown on the erosion control plan are theabsolute minimum. The contractor shall install temporary earth dikes,sediment traps or basins and additional silt fencing as deemed necessaryto control erosion.SITE WORK COMPLETION:·When final grading has been completed but before placement of seed orsod an “as built” survey shall be done per City of Orono requirements toinsure that grading was properly done.·When any remedial grading has been completed, sod or seeding shall becompleted including any erosion control blankets for steep areas.·When turf is established, silt fence and inlet protection and other erosioncontrol devices shall be disposed of and adjacent streets, alleys and walksshall be cleaned as needed to deliver a site that is erosion resistant andclean.·Contractor shall maintain positive drainage of a minimum 2% slope awayfrom proposed building.LEGENDLA23-000022 Res. No. 7380 Exhibit A
37'-0"30'-0"20'-0"10'-0"12'-0"25'-0"
UNEXCAVATED
1'-11"8'-2"
M.O.
1'-11"4'-0"3'-0"M.O.3'-5"18'-2"
M.O.
3'-5"4'-10"6'-2"M.O.9'-0"5'-0"2'-4"10'-0"8'-3"2'-0"10'-2"
5'-0"
2'-0"
2" STONE LEDGE2" STONE LEDGE8"STUD WALL
DRAWING KEY:
FOUNDATION WALL
ISSUE DATE
952.250.1941
WINDMILLERDESIGNSTUDIO.COM
5.10.23 C L A R K G A R A G E
NOTE:
WINDMILLER DESIGN STUDIO, LLC.
ASSUMES NO RESPONSIBILITY FOR
STRUCTURAL OR DIMENSIONAL
ERRORS OR OMISSIONS.
WINDMILLER DESIGN STUDIO, LLC.
ASSUMES NO RESPONSIBILITY FOR
THE WORKMANSHIP OF THE
SUB-CONTRACTORS. THE
CONTRACTOR AND/OR OWNER MUST
VERIFY AND CHECK ALL NOTES,
DETAILS, ELEVATIONS, SECTIONS
AND FLOOR PLANS AND NOTIFY
WINDMILLER DESIGN STUDIO, LLC. OF
ANY ERRORS OR OMISSIONS FOR
POSSIBLE CORRECTION PRIOR TO
THE START OF CONSTRUCTION.5 6 5 L e a f S t r e e t O r o n o , M N 5 5 3 5 6
A1.0
FOUNDATION
PLAN
LA23-000022 Res. No. 7380
Exhibit B
30'-0"37'-0"
25'-0"20'-0"12'-0"10'-0"18'-0" X 8'-0" O.H. DOOR6'-0 X 8'-0" GLASS O.H. DOORTV
UP 17R
OFFICE GARAGE
BATH 4'-0"TALL STORAGETALL STORAGE
CLOSET
12'-3 1/4"15'-4"30'-0"OPTION:
PERGOLA
EQ.EQ.EQ.EQ.EQ.EQ.
5'-11 1/2"1'-11"4'-9 3/4"10'-7"4'-9"
3'-5 1/4"(4)3'-0" X 6'-0"2'-8" X 4'-6"2'-4" X 4'-6"
FLOOR DRAIN
1'-10"1'-10"LINE OF WALLS ABOVE
18" OPEN FLOOR TRUSSES
SPACING BY SUPPLIER
18" OPEN FLOOR TRUSSES
SPACING BY SUPPLIER
STONE LEDGE
EQ.EQ.42" VAN.
MECH.
2X10
STUD WALL
DRAWING KEY:
FOUNDATION WALL
ISSUE DATE
952.250.1941
WINDMILLERDESIGNSTUDIO.COM
5.10.23 CLARK GARAGENOTE:
WINDMILLER DESIGN STUDIO, LLC.
ASSUMES NO RESPONSIBILITY FOR
STRUCTURAL OR DIMENSIONAL
ERRORS OR OMISSIONS.
WINDMILLER DESIGN STUDIO, LLC.
ASSUMES NO RESPONSIBILITY FOR
THE WORKMANSHIP OF THE
SUB-CONTRACTORS. THE
CONTRACTOR AND/OR OWNER MUST
VERIFY AND CHECK ALL NOTES,
DETAILS, ELEVATIONS, SECTIONS
AND FLOOR PLANS AND NOTIFY
WINDMILLER DESIGN STUDIO, LLC. OF
ANY ERRORS OR OMISSIONS FOR
POSSIBLE CORRECTION PRIOR TO
THE START OF CONSTRUCTION.565 Leaf Street Orono, MN 55356A1.1
MAIN LEVEL
PLAN
DN
12'-1"2'-6"
2'-6"
EXERCISE BATH
LIVING ROOM3'-0"BENCH W/ HOOKS2'-6"5'-0" OPENING 4'-8 3/4"37'-0"30'-0"20'-0"10'-0"25'-0"2'-6"BENCH SEAT48" DIA.
TABLE
5'-0" KNEE WALL
5'-0" KNEE WALL
5'-0" KNEE WALL5'-0" KNEE WALL9'-0" VAULT HEIGHT
8'-0" VAULT HEIGHT
6'-0" KNEE WALL3'-6"10'-5 1/2"12'-2 1/4"2'-3 3/4"16'-1"
2'-3 3/4"4'-8 3/4"5'-4 1/2"6'-5 1/4"6'-8"6'-9 1/2"1'-4 1/2"5'-4 1/2"19'-10 3/4"4'-5 1/2"16'-1"
6'-1 1/2"
(2)3'-0" X 5'-0"(2)2'-6" X 4'-6"(2)2'-6" X 5'-0"3'-0" X 5'-0"
TILE
NEW STUD WALL
DRAWING KEY:
EXISTING STUD WALL
DEMO WALL
ISSUE DATE
952.250.1941
WINDMILLERDESIGNSTUDIO.COM
5.10.23 CLARK GARAGENOTE:
WINDMILLER DESIGN STUDIO, LLC.
ASSUMES NO RESPONSIBILITY FOR
STRUCTURAL OR DIMENSIONAL
ERRORS OR OMISSIONS.
WINDMILLER DESIGN STUDIO, LLC.
ASSUMES NO RESPONSIBILITY FOR
THE WORKMANSHIP OF THE
SUB-CONTRACTORS. THE
CONTRACTOR AND/OR OWNER MUST
VERIFY AND CHECK ALL NOTES,
DETAILS, ELEVATIONS, SECTIONS
AND FLOOR PLANS AND NOTIFY
WINDMILLER DESIGN STUDIO, LLC. OF
ANY ERRORS OR OMISSIONS FOR
POSSIBLE CORRECTION PRIOR TO
THE START OF CONSTRUCTION.565 Leaf Street Orono, MN 55356A1.2
UPPER LEVEL
PLAN
9'-1 1/8"1'-6 3/4"TOP OF BLOCK
PLATE HEIGHT
TOP OF SUBFLOOR
12
4
1'-0"8'-1 1/8"PLATE HEIGHT
SEE PLAN
12
12
TOP OF FOOTING4'-0"26'-8 3/4"8" FRIEZE BOARD
2'-0"3'-6"2'-0"
RIDGE VENT
6'-0"ISSUE DATE
952.250.1941
WINDMILLERDESIGNSTUDIO.COM
5.10.23 CLARK GARAGENOTE:
WINDMILLER DESIGN STUDIO, LLC.
ASSUMES NO RESPONSIBILITY FOR
STRUCTURAL OR DIMENSIONAL
ERRORS OR OMISSIONS.
WINDMILLER DESIGN STUDIO, LLC.
ASSUMES NO RESPONSIBILITY FOR
THE WORKMANSHIP OF THE
SUB-CONTRACTORS. THE
CONTRACTOR AND/OR OWNER MUST
VERIFY AND CHECK ALL NOTES,
DETAILS, ELEVATIONS, SECTIONS
AND FLOOR PLANS AND NOTIFY
WINDMILLER DESIGN STUDIO, LLC. OF
ANY ERRORS OR OMISSIONS FOR
POSSIBLE CORRECTION PRIOR TO
THE START OF CONSTRUCTION.565 Leaf Street Orono, MN 55356A2.0
EXTERIOR
ELEVATION
9'-1 1/8"1'-6 3/4"PLATE HEIGHT
TOP OF SUBFLOOR 8'-1 1/8"PLATE HEIGHT
TOP OF BLOCK
TOP OF FOOTING
6"26'-8 3/4"3'-6"2'-0"4'-9"ISSUE DATE
952.250.1941
WINDMILLERDESIGNSTUDIO.COM
5.10.23 CLARK GARAGENOTE:
WINDMILLER DESIGN STUDIO, LLC.
ASSUMES NO RESPONSIBILITY FOR
STRUCTURAL OR DIMENSIONAL
ERRORS OR OMISSIONS.
WINDMILLER DESIGN STUDIO, LLC.
ASSUMES NO RESPONSIBILITY FOR
THE WORKMANSHIP OF THE
SUB-CONTRACTORS. THE
CONTRACTOR AND/OR OWNER MUST
VERIFY AND CHECK ALL NOTES,
DETAILS, ELEVATIONS, SECTIONS
AND FLOOR PLANS AND NOTIFY
WINDMILLER DESIGN STUDIO, LLC. OF
ANY ERRORS OR OMISSIONS FOR
POSSIBLE CORRECTION PRIOR TO
THE START OF CONSTRUCTION.565 Leaf Street Orono, MN 55356A2.1
EXTERIOR
ELEVATION
9'-1 1/8"1'-6 3/4"PLATE HEIGHT
TOP OF SUBFLOOR 8'-1 1/8"PLATE HEIGHT
TOP OF BLOCK
TOP OF FOOTING 4'-0"26'-8 3/4"2'-0"2'-0"
ISSUE DATE
952.250.1941
WINDMILLERDESIGNSTUDIO.COM
5.10.23 CLARK GARAGENOTE:
WINDMILLER DESIGN STUDIO, LLC.
ASSUMES NO RESPONSIBILITY FOR
STRUCTURAL OR DIMENSIONAL
ERRORS OR OMISSIONS.
WINDMILLER DESIGN STUDIO, LLC.
ASSUMES NO RESPONSIBILITY FOR
THE WORKMANSHIP OF THE
SUB-CONTRACTORS. THE
CONTRACTOR AND/OR OWNER MUST
VERIFY AND CHECK ALL NOTES,
DETAILS, ELEVATIONS, SECTIONS
AND FLOOR PLANS AND NOTIFY
WINDMILLER DESIGN STUDIO, LLC. OF
ANY ERRORS OR OMISSIONS FOR
POSSIBLE CORRECTION PRIOR TO
THE START OF CONSTRUCTION.565 Leaf Street Orono, MN 55356A2.2
EXTERIOR
ELEVATION
9'-1 1/8"PLATE HEIGHT
TOP OF SUBFLOOR 8'-1 1/8"PLATE HEIGHT
TOP OF BLOCK
TOP OF FOOTING 4'-0"1'-6 3/4"2'-0"2'-0"
ISSUE DATE
952.250.1941
WINDMILLERDESIGNSTUDIO.COM
5.10.23 CLARK GARAGENOTE:
WINDMILLER DESIGN STUDIO, LLC.
ASSUMES NO RESPONSIBILITY FOR
STRUCTURAL OR DIMENSIONAL
ERRORS OR OMISSIONS.
WINDMILLER DESIGN STUDIO, LLC.
ASSUMES NO RESPONSIBILITY FOR
THE WORKMANSHIP OF THE
SUB-CONTRACTORS. THE
CONTRACTOR AND/OR OWNER MUST
VERIFY AND CHECK ALL NOTES,
DETAILS, ELEVATIONS, SECTIONS
AND FLOOR PLANS AND NOTIFY
WINDMILLER DESIGN STUDIO, LLC. OF
ANY ERRORS OR OMISSIONS FOR
POSSIBLE CORRECTION PRIOR TO
THE START OF CONSTRUCTION.565 Leaf Street Orono, MN 55356A2.3
EXTERIOR
ELEVATION
9'-1 1/8"1'-6 3/4"5/8" GYP. BOARD ALL
COMMON WALLS &
CEILING
GARAGE
4" CONCRETE SLAB ON GRADE
4" MIN. GRANULAR FILL
6 MIL. MIN. POLY VAPOR BARRIER W/ TAPED SEAMS
2" RIGID INSULATION
18" OPEN FLOOR TRUSSES
3/4" T&G PLYWOOD SUBFLOOR
GLUED & SCREWED TO FLOOR TRUSSES
VERIFY SPACING & SIZE W/ SUPPLIER
SPRAY FOAM INSULATION & SEALER
R 49 MIN AT CEILINGS AND ROOFS, R 38 MIN AT
FLOOR
5/8" TYPE "X" GYP BD
LIVING ROOM
ROOF TRUSSES BY MFG.
2'-0"8'-1 1/8"5'-0" KNEE WALL1'-0"
12
4
10'-11 7/8"TOP OF BLOCK
PLATE HEIGHT
TOP OF SUBFLOOR
PLATE HEIGHT
TOP OF FOOTING4'-0"8" HEEL2'-0"
TYPICAL EXTERIOR WALL:
SIDING PER ELEVATION
HOUSEWRAP
1/2" EXTERIOR PLYWOOD SHEATHING
2X6 WOOD STUDS @ 16" O.C.
R-20 (MIN) BATT INSULATION
6 MIL POLY VAPOR BARRIER
1/2" INTERIOR GYPSUM BOARD, SMOOTH FINISH.
TYPICAL ROOF:
RIDGE VENT & ROOF VENTS AS REQ'D
ARCHITECTURAL ASPHALT SHINGLES
ASPHALT FELT PAPER
2 COURSES ICE & WATER SHIELD @ ALL EAVES AND VALLEYS AND
100% COVERAGE ON LOWER 6 FT
5/8" ROOF SHEATHING
ENGINEERED ROOF TRUSSES BY MANUFACTURER
R-49 (MIN) 16 1/2" FIBERGLASS BLOWN-IN INSULATION
OR, 7" CLOSED CELL POLYURETHANE SPRAY FOAM INSULATION
6 MIL POLY VAPOR BARRIER
5/8" GYPSUM BOARD CEILING (SMOOTH FINISH)
ISSUE DATE
952.250.1941
WINDMILLERDESIGNSTUDIO.COM
5.10.23 CLARK GARAGENOTE:
WINDMILLER DESIGN STUDIO, LLC.
ASSUMES NO RESPONSIBILITY FOR
STRUCTURAL OR DIMENSIONAL
ERRORS OR OMISSIONS.
WINDMILLER DESIGN STUDIO, LLC.
ASSUMES NO RESPONSIBILITY FOR
THE WORKMANSHIP OF THE
SUB-CONTRACTORS. THE
CONTRACTOR AND/OR OWNER MUST
VERIFY AND CHECK ALL NOTES,
DETAILS, ELEVATIONS, SECTIONS
AND FLOOR PLANS AND NOTIFY
WINDMILLER DESIGN STUDIO, LLC. OF
ANY ERRORS OR OMISSIONS FOR
POSSIBLE CORRECTION PRIOR TO
THE START OF CONSTRUCTION.565 Leaf Street Orono, MN 55356A3.0
BUILDING
SECTION
2'-0"9'-1 1/8"1'-6 3/4"TOP OF BLOCK
PLATE HEIGHT
TOP OF SUBFLOOR
4" CONCRETE SLAB ON GRADE
4" MIN. GRANULAR FILL
6 MIL. MIN. POLY VAPOR BARRIER W/ TAPED SEAMS
2" RIGID INSULATION
3/4" T&G PLYWOOD SUBFLOOR
GLUED & SCREWED TO FLOOR TRUSSES
VERIFY SPACING & SIZE W/ SUPPLIER
SPRAY FOAM INSULATION & SEALER
R 49 MIN AT CEILINGS AND ROOFS, R 38 MIN AT
FLOOR
5/8" TYPE "X" GYP BD
18" OPEN FLOOR TRUSSES
INSULATED & SHEET ROCKED
5/8" GYP. BOARD ALL
COMMON WALLS &
CEILING
OFFICE
EXERCISE
ROOF TRUSSES BY MFG.8'-1 1/8"PLATE HEIGHT
5'-0"KNEE WALLTOP OF FOOTING 4'-0"2'-0"
ISSUE DATE
952.250.1941
WINDMILLERDESIGNSTUDIO.COM
5.10.23 CLARK GARAGENOTE:
WINDMILLER DESIGN STUDIO, LLC.
ASSUMES NO RESPONSIBILITY FOR
STRUCTURAL OR DIMENSIONAL
ERRORS OR OMISSIONS.
WINDMILLER DESIGN STUDIO, LLC.
ASSUMES NO RESPONSIBILITY FOR
THE WORKMANSHIP OF THE
SUB-CONTRACTORS. THE
CONTRACTOR AND/OR OWNER MUST
VERIFY AND CHECK ALL NOTES,
DETAILS, ELEVATIONS, SECTIONS
AND FLOOR PLANS AND NOTIFY
WINDMILLER DESIGN STUDIO, LLC. OF
ANY ERRORS OR OMISSIONS FOR
POSSIBLE CORRECTION PRIOR TO
THE START OF CONSTRUCTION.565 Leaf Street Orono, MN 55356A3.1
BUILDING
SECTION
NOTE:
WINDMILLER DESIGN STUDIO, LLC. ASSUMES NO
RESPONSIBILITY FOR STRUCTURAL OR DIMENSIONAL
ERRORS OR OMISSIONS. WINDMILLER DESIGN
STUDIO, LLC. ASSUMES NO RESPONSIBILITY FOR THE
WORKMANSHIP OF THE SUB-CONTRACTORS. THE
CONTRACTOR AND/OR OWNER MUST VERIFY AND
CHECK ALL NOTES, DETAILS, ELEVATIONS, SECTIONS
AND FLOOR PLANS AND NOTIFY WINDMILLER DESIGN
STUDIO, LLC. OF ANY ERRORS OR OMISSIONS FOR
POSSIBLE CORRECTION PRIOR TO THE START OF
CONSTRUCTION.
GENERAL NOTES:
1. IMPORTANT $//',0(16,216$5(*(1(5$/
CONTRACTOR TO FIELD VERIFY ALL EXISTING SITE
CONDITIONS PRIOR TO COMMENCEMENT OF
CONSTRUCTION.
2. ALL DIMENSIONS TO FRAMING & EXTERIOR
SHEATHING UNLESS OTHERWISE NOTED.
3. ALL DIMENSIONS HAVE PRECEDENCE OVER
SCALED DRAWINGS.
4. ALL STRUCTURAL COMPONENTS & CONNECTIONS
TO BE ENGINEERED BY SUPPLIER.
5. ALL WINDOW HEADERS TO BE 2- 2X10'S UNLESS
OTHERWISE NOTED.
6. ALL WOOD ABUTTING CONCRETE TO BE TREATED.
7. ALL ANGLES TO BE 45 DEGREES UNLESS
OTHERWISE NOTED.
8. GENERAL CONTRACTOR TO INSTALL ALL
PRODUCTS PER MANUFACTURERS'
RECOMMENDATIONS.
9. GENERAL CONTRACTOR SHALL NOT COMMENCE
WORK UNDER THIS CONTRACT PRIOR TO
SUBMITTING PROOF OF INSURANCE AND
APPROVAL OF THE OWNER.
10. GENERAL CONTRACTOR AND HIS
SUBCONTRACTORS SHALL OBTAIN ALL REQUIRED
PERMITS BEFORE STARTING THE WORK, AND
OBTAIN SIGN-OFFS UPON COMPLETION OF THE
WORK.
11. GENERAL CONTRACTOR SHALL PROVIDE ALL
LABOR, MATERIALS AND SERVICES NECESSARY
TO COMPLETE THE ENTIRE SCOPE OF WORK, AND
SHALL COORDINATE ALL TRADES, MATERIAL
DELIVERY SCHEDULES, ETC. TO PERFORM THE
JOB IN THE MOST EXPEDITIOUS MANNER.
12. GENERAL CONTRACTOR SHALL BE RESPONSIBLE
FOR THE SECURITY OF ALL BUILDING MATERIALS
AND FIXTURES DURING CONSTRUCTION AND
PROVIDING ALL NECESSARY PROTECTION TO
EXISTING OCCUPIED AREAS.
13. GENERAL CONTRACTOR SHALL PERFORM DAILY
CLEAN-UP OF THE JOB SITE.
14. GENERAL CONTRACTOR SHALL PERFORM FINAL
CLEAN-UP OF THE SITE UPON COMPLETION OF
THE WORK.
15. GENERAL CONTRACTOR TO COMPLY WITH ALL
LOCAL, STATE AND FEDERAL CODES.
16. THE PREVAILING BUILDING CODE IS THE
RESIDENTIAL BUILDING CODE (RBC) .
17. CONSTRUCTION SHOULD BE PERFORMED TO
CURRENT STATE OF MINNESOTA BUILDING &
ENERGY CODES AND LOCAL INDUSTRY
STANDARDS AND STANDARD INDUSTRY
PRACTICES.
18. ALL WINDOWS & DOORS SHOULD BE INSTALLED
PER MANUFACTURERS INSTALLATION
REQUIREMENTS AND THE MINNESOTA LATH AND
PLASTER BUREAU REQUIREMENTS.
19. ALL WEATHER RESISTIVE BARRIERS SHOULD BE
INSTALLED PER IRC SEC. R703.2 AS AMENDED BY
THE STATE OF MINNESOTA RULES SECTION
1309.0707
20. ENGINEERING- ALL HVAC, PLUMBING,
ELECTRICAL, SOILS AND STRUCTURAL
ENGINEERING AND DESIGN SHALL BE PROVIDED
BY THE RESPECTIVE SUBCONTRACTOR/SUPPLIER
OF THOSE SYSTEMS AND COORDINATED BY THE
GENERAL CONTRACTOR. INFORMATION HEREIN
SHOWN IN THESE REGARDS IS PROVIDED FOR
CLARIFICATION OF THE OVERALL PROJECT'S
DESIGN INTENT ONLY.
21. PRODUCT INFORMATION- PROVIDE SAMPLES
AND SHOP DRAWINGS FOR ALL MATERIALS AND
FABRICATED ITEMS TO THE EXTENT THE OWNER
HAS FULL UNDERSTANDING OF THE PRODUCTS
AND/OR DESIGN OF.
22. SPECIFICATIONS- CONTRACTOR SHALL
DISCLOSE TO THE OWNER AND COORDINATE ALL
SPECIFICATIONS OF ALL ASPECTS OF THE WORK
THAT ARE NOT INDICATED IN THE DRAWINGS OR
PRE-SELECTED BY THE OWNER.
NOTE: VERIFY GIRDER OR POINT LOADS WITH
TRUSS/JOIST SUPPLIER THAT ARE ASSOCIATED
WITH STRUCTURE NOT INDICATED ON PLANS AND
CANNOT BE SUPPORTED ON TYPICAL SPREAD
FOOTING. NOTIFY FOOTING & FOUNDATION
SUPPLIER PRIOR TO PROCEEDING WITH ANY
WORK.
PLAN NOTES:
GENERAL FRAMING INFORMATION:
ALL WOOD FRAMING TO COMPLY WITH APPLICABLE STATE AND LOCAL
BUILDING CODES AND THE NATIONAL DESIGN SPECIFICATIONS FOR WOOD
CONSTRUCTION PUBLISHED BY THE NATIONAL FOREST PRODUCTS
ASSOCIATION (NFPA)
,03257$17 $//',0(16,216$5(*(1(5$/&2175$&72572),(/'
VERIFY ALL EXISTING SITE CONDITIONS PRIOR TO COMMENCEMENT OF
CONSTRUCTION.
THESE PLANS INDICATED CONCEPTUAL TRUSS CONFIGURATIONS AND
LOADING CONDITIONS. ALL FLOOR AND ROOF TRUSSES INDICATED ON THESE
PLANS ARE TO BE DESIGNED AND ENGINEERED BY THE MANUFACTURER
LICENSED TO PRACTICE WITHIN THE STATE OF THE PROJECT. PRIOR TO
CONSTRUCTION VERIFY ALL POINT LOAD AND BEARING CONDITIONS AND
COORDINATE POSTS AND BEARING REQUIREMENTS WITH THE BUILDER.
NOTIFY ARCHITECT/ENGINEER OF ANY DISCREPANCIES FROM THESE PLANS.
FOLLOW MANUFACTURERS RECOMMENDATIONS AND REQUIREMENTS FOR
AND FURNISH ALL BLOCKING, STIFFENERS, BRACING, FASTENERS, HARDWARE,
ETC. NECESSARY FOR INSTALLATION.
ALL CONVENTIONAL LUMBER TO BE HEM-FIR #2 GRADE OR BETTER. MINIMUM
LVL LUMBER PROPERTIES:
Fb = 2,600 PSI
Fv = 285 PSI
E = 1,900,000 PSI
UNLESS NOTED OTHERWISE: EXTERIOR WALLS (INCLUDING GARAGE WALLS)
TYPICALLY TO BE 2X6 CONSTRUCTION, INTERIOR WALLS TYPICALLY TO BE 2X4,
INTERIOR WALL WITH POCKET DOORS TO BE 2X6 CONSTRUCTION. POCKET
DOORS TO BE CUSTOM FABRICATED WITH "TIMBERSTRAND ENGINEERED
FRAMING". CABINET WALLS AND BALLOON FRAMED WALLS SHALL BE FRAMED
WITH "TIMBERSTRAND".
PLAN DIMENSIONS ARE TYPICALLY TAKEN TO OUTSIDE OF WALL SHEATHING AT
EXTERIOR WALLS AND TO CENTER LINES OF FACE OF STUD AT INTERIOR
WALLS.
COLUMN SIZES SHALL NOT EXCEED CRUSHING STRENGTH OF THE PLATES
THEY BEAR ON- SIZE AS REQUIRED. UTILIZE SQUASH BLOCKING OR BEAR
DIRECTLY ON FOUNDATION.
USE PRESERVATIVE TREATED COLUMNS, BEAMS, PLATES, MISC. FRAMING
MEMBERS AS REQUIRED BY CODE AND AS CALLED OUT IN PLANS.
WHERE WOOD FRAMING SIZES ARE INDICATED, MANUFACTURER TO VERIFY
GRADE AND SPACING REQUIRED TO MAINTAIN MINIMUM L/480 DEFLECTION.
ALL FLOOR BEAMS TO BE SET FLUSH WITH FLOOR FRAMING UNLESS
INDICATED OTHERWISE.
ALL ROOF BEAMS TO BE DROPPED UNLESS NOTED OTHERWISE
DROPPED FLOOR BEAMS OR ROOF BEAMS SHALL BE 12" MAXIMUM DEPTH
UNLESS NOTED OTHERWISE.
SILL PLATES SHALL BE 2X6 MINIMUM. ANCHOR BOLTS SHALL BE 1/2" MIN.
DIAMETER (U.N.O.) CAST IN PLACE WITH 7" EMBED. ANCHOR BOLTS SHALL
HAVE 2" DIA. X 0.125" THICK WASHERS TIGHTENED AND COUNTERSUNK 1/4"
INTO THE TOP OF THE SILL PLATE. SPACING SHALL BE 48" O.C. WITH A MIN. OF
TWO BOLTS PER PIECE WITH BOLT LOCATED NO MORE THAN 12" OR LESS THAN
4" FROM EACH END OF EACH PIECE.
AT TILED FLOOR AREAS USE MUDSET METHOD AND DEPRESS FLOOR
SHEATHING SO IT IS FLUSH WITH TOP OF FLOOR FRAMING (SHEATHING IN
BETWEEN FRAMING MEMBERS)
WINDOW DESIGNATIONS ON PLANS INDICATE FRAME WIDTH X HEIGHT. VERIFY
ROUGH OPENING SIZES WITH WINDOW MANUFACTURER.
AS A MINIMUM, UNLESS SHOWN OTHERWISE ON PLANS, PROVIDE DOUBLE
STUD AT ALL HEADER AND LINTEL SUPPORTS (ONE FULL HEIGHT KING STUD
AND ONE JACK STUD)
SHEATHING:
ALL EXTERIOR WALLS TO HAVE CONTINUOUS PLYWOOD WALL SHEATHING.
EACH PANEL OF SHEATHING SHALL BE IDENTIFIED WITH THE APPROPRIATE
GRADE - TRADEMARK OF THE AMERICAN PLYWOOD ASSOCIATION.
PROVIDE 1/8" SPACE AT EDGES AND ENDS OF EACH SHEET OR AS REQUIRED
BY THE MANUFACTURER.
GRADE AND TYPE SHALL BE AS FOLLOWS:
ROOF SHEATHING: 40/20 APA RATED SHEATHING EXPOSURE 1
EXTERIOR WALL: 24/16 APA RATED SHEATHING EXPOSURE 1
FLOORS: 48/24 APA RATED SHEATHING EXPOSURE 1 (T&G)
5/8" MINIMUM ROOF SHEATHING TO BE ATTACHED WITH 0.113" DIAMETER NAILS
AT 6" O.C.; EDGE, 12" O.C. FIELD. PROVIDE 6" O.C. NAILING TO ALL MEMBERS IN
LINE WITH SHEAR WALLS. EDGE FASTENERS SHOULD BE PLACED 3/8" FROM
PANEL EDGES AND ENDS OR AS REQUIRED BY THE MANUFACTURER.
3/4"MINIMUM FLOOR SHEATHING TO BE GLUED AND ATTACHED WITH 0.113"
DIAMETER NAILS @ 6" O.C. EDGE, 12" O.C. FIELD.
1/2" MINIMUM PLYWOOD EXTERIOR WALL SHEATHING TO BE ATTACHED WITH
0.113" DIAMETER NAILS AT 6" OC.; EDGE, 12" O.C. FIELD UNLESS OTHERWISE
NOTED ON PLANS.
INTERIOR SHEAR WALLS TO HAVE 5/8" GYPSUM SHEATHING BOTH SIDES OF
WALL ATTACHED WITH 6d COOLER NAILS OR WALLBOARD NAILS AT 7" O.C.
EDGE, 12" O.C. FIELD UNLESS NOTED OTHERWISE ON PLANS.
SPLICE ALL SHEATHING ON A COMMON MEMBER SO AS TO PROPERLY
TRANSFER SHEAR FORCES.
ALL SHEATHING NAILING TO BE COMMON WIRE OR GALVANIZED NAILS.
CONCRETE WORK:
DO NOT BEGIN CONCRETE WORK UNTIL ALL LOADING CONDITIONS HAVE BEEN
VERIFIED BY GENERAL CONTRACTOR.
ALL CONCRETE WORK SHALL COMPLY WITH STATE AND LOCAL BUILDING
CODES AND ORDINANCES. CONCRETE CONTRACTOR SHALL VERIFY ALL
REQUIREMENTS.
TYPICAL FULL HEIGHT FOUNDATION WALLS SHALL BE 8" MINIMUM CONCRETE
REINFORCED WITH #4'S AT 24" O.C. EACH WAY AT 3/4" CLEAR OF INSIDE FACE.
WALLS 10" OR THICKER SHALL HAVE AN ADDITIONAL LAYER OF #4'S AT 12" O.C.
EACH WAY AT 3" CLEAR FROM EXTERIOR FACE. PROVIDE DOWELS TO FOOTING
TO MATCH MAIN VERTICAL WALL REINFORCEMENT, AND HOOK 12" INTO
FOOTING AT 3" CLEAR OF BOTTOM.
ROOF PLAN NOTES:
- TYPICAL ROOFING SYSTEM SHALL BE AS FOLLOWS: ASPHALT ROOF SHINGLES,
ROOFING FELT/SELF ADHERED ROOFING UNDERLAYMENT OVER ROOF
SHEATHING.
- STANDING SEAM METAL ROOF SYSTEM SHALL BE AS FOLLOWS: PREFORMED
STANDING SEAM METAL PANELS, RED ROSIN PAPER, ROOFING FELT/SELF
ADHERED ROOFING UNDERLAYMENT OVER ROOF SHEATHING.
- METAL PANS WHERE INDICATED SHALL BE FLAT SOLDERED SEAMED COPPER
29(5:5*5$&(´8/75$µ6(/)$'+(5('522),1*81'(5/$<0(17,)),(/'
SEAMING IS PERFORMED PLACE 2 LAYERS ROOFING FELT UNDER SEAM
LOCATIONS TO PROTECT UNDERLAYMENT.
- ROOFING FELT SHALL BE UL RATED 30 LB ASPHALT SATURATED ORGANIC
FELT.
- TYPICAL SELF ADHERED ROOFING UNDERLAYMENT SHALL BE W.R. GRACE
´,&($1':$7(56+,(/'µ,167$//$7)2//2:,1*/2&$7,216 $/21*
($9(6(;7(1',1*$0,1,0802)µ+25,=217$//<83522)%(<21'7+(
,168/$7(':$///,1( µ6+((7:,'7+$/21**$%/( 5$.( (1'6
µ6+((7:,'7+$79$//(<6 µ6+((7:,'7+$7522):$//
INTERSECTIONS, 5) ALL AROUND CHIMNES, SKYLIGHTS, AND OTHER ROOF
PENETRATIONS, 6) COMPLETELY AT ALL ROOFS LESS THAN 4:12 PITCH, 7) 26:
SHEET AT ROOF PITCH TRANSITIONS, 8) OTHER AREAS AS REQUIRED BY CODE.
- INSTALL PREFINISHED METAL DRIP FLASHING ALONG ALL EAVES AND RAKE
(1'672+$9(0,1,080µ)/$1*(2172522)685)$&(
,167$//35(),1,6+('0(7$/9$//(<)/$6+,1*:,7+µ9&5,03
µ0,1,08083($&+6,'(2)9$//(<625:($9(6+,1*/(6$79$//(<6
- INSTALL PREFINISHED METAL FLASHING AT ROOF PITCH TRANSITIONS.
- INSTALL PREFINISHED METAL FLASHING ALONG ROOF/WALL INTERSECTIONS
AND ALONG ROOF/CHIMNEY INTERSECTIONS.
&21)250:,7+´60$&1$µ$5&+,7(&785$/6+((70(7$/0$18$//$7(67
EDITION FOR ALL METAL ROOFING, FLASHING, AND ROOF PENETRATION
SYSTEMS.
- RIDGE VENTS TO BE HIGH PROFILE, PLASTIC TYPE, SHINGLE OVER VENT
SYSTEM (COR-A-VENT V-600 SERIES OR EQUAL). INSTALL CONTINUOUSLY
ALONG RIDGES.
- INSTALL ROOF TO WALL VENTS (COR-A-VENT ROOF-2-WALL VENT OR EQUAL)
WHERE INDICATED ON DRAWINGS.
- NOT ALL ROOF PENETRATIONS ARE INDICATED ON THESE DRAWINGS.
COORDINATE FLUES, DRYER VENTS, PLUMBING STACKS, ETC. AND PROVIDE
ACCESSORIES AND INSTALLATION AS REQUIRED. ALL PENETRATIONS SHOULD
BE PLACED ON REAR SIDE OF ROOF IF POSSIBLE. REVIEW ALL PENETRATION
LOCATIONS IN FIELD WITH OWNER.
IMPORTANT NOTE FOR CONTRACTORS AND
SUBCONTRACTORS:
1. THESE DRAWINGS ARE DESIGN DRAWINGS. THE GENERAL CONTRACTOR
HAS THE RIGHT AND RESPONSIBILITY TO REVISE CONFIGURATIONS AND
DETAILS DEPICTED IN THE ARCHITECT'S DESIGN DRAWINGS, AS REQUIRED,
TO PROPERLY CONSTRUCT A TECHNICALLY SOUND PROJECT.
2. THE GENERAL CONTRACTOR IS TO NOTIFY THE ARCHITECT WHEN DEVIATING
FROM THE DESIGN INTENT.
3. THE GENERAL CONTRACTOR IS RESPONSIBLE FOR VERIFYING ALL
COVENANTS, ZONING, BUILDING, FIRE, HEATING, PLUMBING, AND
ELECTRICAL CODE REQUIREMENTS.
SELF SEALING
ASPHALT MEMBRANE
(ICE SHIELD) -FIRST
(2)ROWS
9" SHINGLE STARTER
15 LB. ASPHALT
ROOFING FELT
ASPHALT SHINGLES
AS SPECIFIED
DETAIL AT TYPICAL ROOF EDGE
1/2"=1'-0"
*PROVIDE SELF SEALING
ASPHALT MEMBRANE (ICE
SHIELD) AT ALL VALLEYS
PREFINISHED METAL
EDGE
ISSUE DATE
952.250.1941
WINDMILLERDESIGNSTUDIO.COM
5.10.23 CLARK GARAGENOTE:
WINDMILLER DESIGN STUDIO, LLC.
ASSUMES NO RESPONSIBILITY FOR
STRUCTURAL OR DIMENSIONAL
ERRORS OR OMISSIONS.
WINDMILLER DESIGN STUDIO, LLC.
ASSUMES NO RESPONSIBILITY FOR
THE WORKMANSHIP OF THE
SUB-CONTRACTORS. THE
CONTRACTOR AND/OR OWNER MUST
VERIFY AND CHECK ALL NOTES,
DETAILS, ELEVATIONS, SECTIONS
AND FLOOR PLANS AND NOTIFY
WINDMILLER DESIGN STUDIO, LLC. OF
ANY ERRORS OR OMISSIONS FOR
POSSIBLE CORRECTION PRIOR TO
THE START OF CONSTRUCTION.565 Leaf Street Orono, MN 55356A3.2
BUILDING
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