HomeMy WebLinkAboutExhibit A - Draft Resolution 7465
CITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
NO. 7465
1
A RESOLUTION
APPROVING VARIANCES FROM
MUNICIPAL ZONING CODE
SECTION 78-350
FILE NO. LA24-000012
WHEREAS, on February 21, 2024, Robert Breon (hereinafter the “Applicant”), applied for
variances from the City Code for the property addressed 2700 Casco Point Road and legally described as:
Lot 14, Block 3, CASCO HEIGHTS, according to the recorded plat thereof, Hennepin County,
Minnesota (hereinafter the “Property”);
WHEREAS, the Applicant has applied to the City of Orono for lot area and lot width variances
from City Code Section 78-350 in order to construct a new single-family home; and
WHEREAS, the Applicant has applied to the City of Orono for a front yard and side yard
setback variance from City Code Section 78-350 in order to construct a new single-family home; and
WHEREAS, on March 18, 2024, 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 March 18, 2024, the Planning Commission voted 4 to 0 in favor of a motion to
recommend approval of the variances as applied; and
WHEREAS, on April 8, 2024 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 #LA24-000012. 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-1C One Family Lakeshore Residential Zoning District.
CITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
NO. 7465
2
3. The Property contains 8,205 square feet in area and has a defined lot width of 49.8 feet.
4. The Property is within Tier 2 and hardcover is limited to 30 % according to the Stormwater Quality
Overlay District.
5. Applicant has applied for the following variances:
a. Lot Area
b. Lot Width
c. Front Yard Setback
d. Side Yard Setback
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 variances required for the construction of a new single-family home on
a substandard parcel are supported by practical difficulties. The new home will connect to an
existing detached garage on the property that is nonconforming. The existing structure is permitted
to remain and be rebuilt per City Code. Making the existing footprint part of the primary building
requires a front yard setback of 20 feet instead of the zoning districts requirement of 30 feet and a
side yard setback of 2.4 feet when 7.5 feet is required. The existing detached garage is two stories
and the proposal includes the expansion of this second story within the setbacks. The applicant has
made efforts to pull the enclosed area away from the property lines to minimize impacts to
neighbors, however the second story above the garage will be fully roofed. The third story has
been pulled back to meet the required setbacks of the district. The construction of a new home is in
harmony with the general intent of the Ordinance due to the practical difficulties of the substandard
lot size, substandard lot width, and existing conditions present. This criterion is met.
2. “Variances shall only be permitted . . . when the variances are consistent with the comprehensive
plan.” The variances resulting in a new single-family home is consistent with the Comprehensive
Plan. The applicant has identified the necessary practical difficulties inherent to the land supporting
their requests. This criterion is met.
CITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
NO. 7465
3
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.
The construction of a new single-family is a reasonable use of the property. The proposal
will utilize the existing nonconforming detached garage as part of the design and therefore
requires front and side yard setback variances. This criterion is met.
b. The plight of the landowner is due to circumstances unique to his property not created by the
landowner.
The existing house was not built by the current owners. The lot is substandard in area and
width. The applicant is proposing to maintain the same front and side yard setback and
meet all other required zoning regulations. The small lot size, substandard width, and
existing improvements are not the result of the current property owner’s actions; and
c. The variance, if granted, will not alter the essential character of the locality.”
The proposed variances resulting in the construction of a new home are supported by
practical difficulties and will not alter the character of the area. The new home will maintain
existing setbacks and update the site with a new modern home design. 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 home is a permitted use in the LR-1C 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.
CITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
NO. 7465
4
8. “The special conditions applying to the structure or land in question are peculiar to such property or
immediately adjoining property.” The substandard lot size, substandard lot width, and existing
conditions of the property are unique conditions 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.” The subject property is smaller in size than most of the neighboring properties. Additionally,
the 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 detached garage is in a nonconforming location and
proposed to remain. The proposal is to connect the existing detached garage to the new home and thus
requiring primary building setback variances. Without the approval of the front and side yard setback
variances, the applicant would not be able to connect to the existing building. 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 variances will
not adversely impact health, safety, comfort, or morals of the community. This criterion is met.
12. “The granting of such variance will not merely serve as a convenience to the applicant, but is
necessary to alleviate demonstrable difficulty.” The variances allow for the construction of a new
home that is connected to an existing building on site. The new home is designed to meet all other
setbacks and restrictions of the zoning district. Without the approval of the front and side yard
setback variances, the existing detached garage structure could not be connected to the home. The
site is substandard in both size and width and requires a creative design. This criterion is met.
CONCLUSIONS, ORDER AND CONDITIONS:
Based upon one or more of the above findings, the Orono City Council hereby grants variances to
Orono Municipal Zoning Code Sections 78-350 to allow the construction of a new single family home with
exceptions to lot area, lot width, a 20 foot front yard setback and a 2.4 foot side yard setback 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 & B.
CITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
NO. 7465
5
3. Any amendments to the plans which are not in conformity with City codes may require further
Planning Commission and City Council review.
4. 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 (April 8, 2025).
5. 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 8th day of April, 2024.
ATTEST: CITY OF ORONO:
_______________________________ ________________________________
Christine Lusian, City Clerk Dennis Walsh, Mayor
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EROSION CONTROL FENCEING
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HENNEPIN COUNTY
0 10 20
CALL BEFORE YOU DIG!
TWIN CITY AREA:
TOLL FREE:1-800-252-1166
651-454-0002
Gopher State One Call
NOTES
Site Address: 2700 Casco Point Road, Orono, MN 55391
Flood Zone Information: This property appears to lie in Zone X (area determined to be outside
of the 0.2% annual chance floodplain) per Flood Insurance Rate Map, Community Panel No.
27053C0311F, effective date of 11/04/2016.
1)
2)
Parcel Area Information: 8,205 sq. ft. - 0.188 acres3)
Benchmark: Elevations are based on Hennepin County Coordinate Control Station Name:Johnson which has an elevation of: 939.00 feet (NAVD88).
4)
5)Zoning Information:
The current Zoning for the subject property is LR-1C (One Family Lakeshore Residential
District) per the City of Orono 's zoning map.
Principal Structure Setbacks - Street(s) 30 feet ( Casco Point Road )
Side: 10 feet
Rear: 30 feet
Height: 30 feet
Hardcover: 30% (Tier 2)
Accessory Structure Setbacks: Front: 30 feet
Side: 10 feet
Rear: 10 feet
We have not received the current zoning classification letter from the client.
6)
Bearing shown hereon are based on theHennepin County Coordinate System. Platbearings are localized to this bearing basis.
SCALE IN FEET
I hereby certify that this survey, planor report was prepared by me or undermy direct supervision and that I am aduly licensed land surveyor under thelaws of the State of Minnesota. Datedthis 9th day of December, 2022.
___________________________________David B. PembertonMinnesota License No. 40344
ONLY THE CONTRACT CLIENT HAS
AUTHORIZATION TO DISTRIBUTE/USE THIS
HARDCOPY SURVEY OR CADD FILE IN IT'S
CURRENT FORM FOR ITS ORIGINAL INTENDED
PURPOSE. ANY SUBMITTAL OF THIS SURVEY TO
ANY 3 PARTY FOR PERMITTING OF ANY KIND
SHALL BE MADE ONLY IN THE NAME OF THE
CLIENT, OR CLIENTS REPRESENTATIVE AS
NAMED HEREON. THE MODIFICATION OF THIS
HARDCOPY SURVEY/ EXHIBIT OR CADD FILE IS
PROHIBITED WITHOUT AUTHORIZATION FROM
45 NORTH COMPANY, LLC.
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Fence ties are shown on theside of the boundary line thatthe fence is located on.
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PARCEL LEGAL DESCRIPTION
Lot 14, Block 3, CASCO HEIGHTS, according to the recorded plat thereof, Hennepin County, Minnesota.
13401 Preston Road
Minnetonka, Minnesota 55345Tel: 612-597-0453www.45NorthLS.com45NorthLandSurveying@gmail.com
SHEET 1 OF 1
TWP.117 RNG. 23. SEC.20
LEGAL DISTRIBUTION
SUBMITAL/REVISION
CERTIFICATION
VICINITY MAP
CERTIFICATE
OF
SURVEY
PREPARED FOR:
TONKA
GROUP
Original 12/09/22
EXISTING HARDCOVER
House: 796 sq. ft.Garage: 601 sq. ft.Driveway: 496 sq. ft.
Concrete:462 sq. ft.
Total: 2,355 sq. ft.
Hardcover %: 28.7 %
Utilities: Underground utilities shown hereon are based on observed evidence together with evidence provided fromthe following sources: plans obtained from utility companies, plans provided by client, markings by utilitycompanies and other appropriate sources. We have used the information provided to develop a view of theunderground utilities for this site but do not warrant their exact location or current service. A Gopher State OneCall was submitted for this survey. Please reference Ticket No. 223420974
Seasonal conditions may inhibit our ability to visibly observe all the utilities located on the subject property.
PROPOSED HARDCOVER
House:1150 sq. ft.Garage: 601 sq. ft.Driveway: 488 sq. ft.
Retaining walls: 15 sq. ft.
Steps: 60 sq. ft.
Total: 2,314 sq.ft
Hardcover %: 28.2
09/29/23 - Proposed Improvements/Hardcover
10/26/23 - Rev. to Prop. Improvements/HC
10/31/23 - Setbacks, Improvements, HC
GROUND ELEVATION
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JOB#: 22-014
2/21/24 - New Building/Plan
Main Level Floor
975' - 7 1/4"
Basement Level Flr
965' - 0 1/2"
Basement Level Clg
973' - 10 1/2"
Upper Level Floor
986' - 3 1/8"
Main Level Clg
984' - 8 3/8"
Upper Level Clg
994' - 4 1/4"
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AP
P
R
O
X
.
9
'
-
1
1
/
8
"
AP
P
R
O
X
.
8
'
-
1
0
"
Flex Level Flr
970' - 9 7/8"
Garage Clg
969' - 5 5/8"
Garage Floor
961' - 0"
Flex Level Clg
982' - 9 7/8"
AP
P
R
O
X
1
2
'
-
0
"
AP
P
R
O
X
8
'
-
5
5
/
8
"
23
'
-
1
1
/
2
"
25
'
-
4
1
/
2
"
(
B
U
I
L
D
I
N
G
H
E
I
G
H
T
)
10
'
-
0
"
LINE OF 10' ABOVE
LOWEST GRADE
Main Level Floor
975' - 7 1/4"
Basement Level Flr
965' - 0 1/2"
Basement Level Clg
973' - 10 1/2"
AP
P
R
O
X
.
8
'
-
1
0
"
Upper Level Floor
986' - 3 1/8"
Main Level Clg
984' - 8 3/8"
AP
P
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X
.
9
'
-
1
1
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8
"
Upper Level Clg
994' - 4 1/4"
AP
P
R
O
X
.
8
'
-
1
1
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8
"
Flex Level Flr
970' - 9 7/8"
Garage Clg
969' - 5 5/8"
Garage Floor
961' - 0"
EX
I
S
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'
-
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12
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-
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"
31
'
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9
1
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2
"
1'-0"
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(
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LINE OF EXIST'G ROOF
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20
'
-
0
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8
"
23
'
-
1
0
1
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1/4" = 1'-0"A1
2 RIGHT SIDE ELEVATION
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1 FRONT ELEVATION
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A1
Ext Elevations
TO
N
K
A
G
R
O
U
P
27
0
0
C
A
S
C
O
P
T
OR
O
N
O
,
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N
M.
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R
3/
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24
-
C
L
PRELI
M
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N
A
R
Y
NOT F
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R
C
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S
T
R
U
C
T
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(FOR
B
I
D
D
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P
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P
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E
S
O
N
L
Y
)
A1
3 FRONT 3D VIEW
Main Level Floor
975' - 7 1/4"
Basement Level Flr
965' - 0 1/2"
Basement Level Clg
973' - 10 1/2"
Upper Level Floor
986' - 3 1/8"
Main Level Clg
984' - 8 3/8"
Upper Level Clg
994' - 4 1/4"
AP
P
R
O
X
.
8
'
-
1
0
"
AP
P
R
O
X
.
9
'
-
1
1
/
8
"
AP
P
R
O
X
.
8
'
-
1
1
/
8
"
Flex Level Flr
970' - 9 7/8"Garage Clg
969' - 5 5/8"
Garage Floor
961' - 0"
Flex Level Clg
982' - 9 7/8"
12
'
-
0
"
8'
-
5
5
/
8
"
23
'
-
1
1
/
2
"
Main Level Floor
975' - 7 1/4"
Basement Level Flr
965' - 0 1/2"
Basement Level Clg
973' - 10 1/2"
Upper Level Floor
986' - 3 1/8"
Main Level Clg
984' - 8 3/8"
Upper Level Clg
994' - 4 1/4"
AP
P
R
O
X
.
8
'
-
1
1
/
8
"
AP
P
R
O
X
.
9
'
-
1
1
/
8
"
AP
P
R
O
X
.
8
'
-
1
0
"
Flex Level Flr
970' - 9 7/8"
Garage Clg
969' - 5 5/8"
Garage Floor
961' - 0"
Flex Level Clg
982' - 9 7/8"
23
'
-
2
1
/
2
"
12
'
-
0
"
8'
-
5
5
/
8
"
OF
F
I
C
E
:
(
9
5
2
)
7
4
6
-
7
7
0
2
|
C
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L
:
(
9
5
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)
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9
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SHEET NO.
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B
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A3
Basement Plan
TO
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3/
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3
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2
4
24
-
C
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1/4" = 1'-0"A3
1 BASEMENT PLAN NOTES:
1.) ALL BRG. HEADERS ARE TO BE (2)-2x10 UNLESS NOTED OTHERWISE (UNO).
2.) OWNER/CONTRACTOR TO VERIFY ALL WINDOW & DOOR SIZES.
3.) OWNER/CONTRACTOR TO SPEC. ALL FLOORING MATERIAL.
4.) OWNER/CONTRACTOR TO VERIFY ALL DIMENSIONS.
5.) ALL BRG WALL WINDOW & DOOR OPNG'S WIDER THAN 60" REQUIRE (2) TRIMMERS MIN.
UNDER EA. SIDE OF HEADER.
6.) (FL) - FLUSH BEAM, (DR) DROPPED BEAM
7.) ALL HEADERS ARE DROPPED UNLESS NOTED (FL)
8.) USE ENERGY HEEL HEIGHT ON ROOF TRUSSES.
PRELI
M
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N
A
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NOT F
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UP 7'-6"7'-6"
DN
OVEN/
MICRO
36" COOKTOP w/
HOOD ABOVEPANTRY
PWDR
KITCHEN
UP
4'
-
0
"
20
'
-
8
3
/
8
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MECH
CHASE
4'
-
4
3
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4
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UP
14'-6"
7'-3"7'-3"
WALL LINE OF
GARAGE BELOW
1'-6"
WALL LINE OF
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OF
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(
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.
A4
Main Floor Plan
TO
N
K
A
G
R
O
U
P
27
0
0
C
A
S
C
O
P
T
OR
O
N
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,
M
N
M.
B
E
H
R
3/
1
3
/
2
0
2
4
24
-
C
L
1/4" = 1'-0"A4
1 MAIN FLOOR PLAN NOTES:
1.) ALL BRG. HEADERS ARE TO BE (2)-2x10 UNLESS NOTED OTHERWISE (UNO).
2.) OWNER/CONTRACTOR TO VERIFY ALL WINDOW & DOOR SIZES.
3.) OWNER/CONTRACTOR TO SPEC. ALL FLOORING MATERIAL.
4.) OWNER/CONTRACTOR TO VERIFY ALL DIMENSIONS.
5.) ALL BRG WALL WINDOW & DOOR OPNG'S WIDER THAN 60" REQUIRE (2) TRIMMERS MIN.
UNDER EA. SIDE OF HEADER.
6.) (FL) - FLUSH BEAM, (DR) DROPPED BEAM
7.) ALL HEADERS ARE DROPPED UNLESS NOTED (FL)
8.) USE ENERGY HEEL HEIGHT ON ROOF TRUSSES.
BASEMENT LEVEL SQUARE FEET = 0000 sq ft
MAIN LEVEL SQUARE FEET = 0000 sq ft
UPPER LEVEL SQUARE FEET = 0000 sq ft
TOTAL SQUARE FEET = 0000 sq ft
GARAGE SQUARE FEET = 000 sq ft
PRELI
M
I
N
A
R
Y
NOT F
O
R
C
O
N
S
T
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(FOR
B
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D
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)
DN
5'
-
0
"
4'-0"
4'
-
0
"
14
'
-
0
"
MASTER SUITE
11'-0"
13
'
-
5
3
/
4
"
2'
-
1
3
/
4
"
15
'
-
7
1
/
2
"
11'-8 3/4"12'-3 1/4"
3'
-
0
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13
'
-
1
0
3
/
4
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-
4
1
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4
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24'-0"
OF
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:
(
9
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:
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A5
Upper Floor Plan
TO
N
K
A
G
R
O
U
P
27
0
0
C
A
S
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O
P
T
OR
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B
E
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R
3/
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3
/
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0
2
4
24
-
C
L
1/4" = 1'-0"A5
1 UPPER FLOOR PLAN
NOTES:
1.) ALL BRG. HEADERS ARE TO BE (2)-2x10 UNLESS NOTED OTHERWISE (UNO).
2.) OWNER/CONTRACTOR TO VERIFY ALL WINDOW & DOOR SIZES.
3.) OWNER/CONTRACTOR TO SPEC. ALL FLOORING MATERIAL.
4.) OWNER/CONTRACTOR TO VERIFY ALL DIMENSIONS.
5.) ALL BRG WALL WINDOW & DOOR OPNG'S WIDER THAN 60" REQUIRE (2) TRIMMERS MIN.
UNDER EA. SIDE OF HEADER.
6.) (FL) - FLUSH BEAM, (DR) DROPPED BEAM
7.) ALL HEADERS ARE DROPPED UNLESS NOTED (FL)
8.) USE ENERGY HEEL HEIGHT ON ROOF TRUSSES.
PRELI
M
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N
A
R
Y
NOT F
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R
C
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S
T
R
U
C
T
I
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(FOR
B
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D
D
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G
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L
Y
)