HomeMy WebLinkAbout2022-06-20 G01 Petersen Townhomes Rezoning_PH AGENDA ITEM:
CITY OF WAUKEE, IOWA
CITY COUNCIL MEETING COMMUNICATION
MEETING DATE: June 20, 2022
AGENDA ITEM: Public hearing on an ordinance to amend Chapter 169, Zoning
Ordinance, City of Waukee, Iowa, by rezoning certain property from R-2
(One and Two-Family Residential District) / PD-1 (Planned
Development Overlay) and R-4 (Row Dwelling & Townhome District) /
PD-1 (Planned Development Overlay) to R-4 (Row Dwelling &
Townhome District) / PD-1 (Planned Development Overlay) [Petersen
Townhomes]
FORMAT: Public Hearing
SYNOPSIS INCLUDING PRO & CON: The subject property is located south of NW Douglas
Parkway and west of NW 10th Street. The property is approximately 20.96-acres in area and is
currently in agricultural use. The applicant and property owner request that 20.96-acres of the
property be rezoned from R-2/PD-1 and R-4/PD-1 to R-4/PD-1. The subject property was
originally rezoned in Fall 2021, however, due to some existing site constraints, the layout for the
development and zoning is proposed to be revised. In May 2022, the Commission reviewed and
approved a preliminary plat for Alder Point, which is the single-family portion of the property.
The applicant has submitted consent from 69.17% of property owners within 250-feet of the area
proposed to be rezoned. Notification to adjacent property owners was mailed on June 3, 2022.
The rezoning sign was placed on the property by the June 6, 2022, deadline. Staff has not
received any correspondence regarding this request.
The concept plan identifies 114 potential townhome units within the area proposed to be zoned R-
4/PD-1. A limited amount of the units will be access from private streets. The remaining units
would be accessed from internal private streets. Due to some of the unique characteristics of the
proposed development, a planned development overlay has been requested. The Planned
Development Agreement requires the following provisions for the PD areas:
Minimum two car garage along units facing public streets, one-car garages are allowed
along private streets;
Adjacent buildings must incorporate different materials and/or colors;
Minimum of 20% stone, brick, or stucco on the front of the home facing the street;
Specific requirements for the use of vinyl siding (0.042-inch thickness);
An outdoor space for each unit shall be provided;
Attached and detached townhomes are allowed.
A number of public street extensions would occur as part of this development. Two main
collector streets would provide primary access in and out of the development. Streets within the
townhome portion would be private streets. Previously, the Commission reviewed and approved a
preliminary plat for Alder Point, which is the single-family portion of the property that will
construct the public streets.
G1
Public utilities are available to service the proposed development. Stormwater management is
shown to be provided in a basin on the south side of the property.
Parkland dedication requirements will apply to the project because of its residential nature. The
required amount of parkland is 2.42-acres. The Greenbelt area shown on the south side of the
property is shown to be 3.59-acres in area. The applicant proposes to dedicate this area to the City
for parkland. An existing pedestrian underpass was installed as part of the improvements to NW
10th Street. The intent of the City would be to install a trail through this greenbelt and connect to
the underpass. Further trail extensions will occur to the west and into the parkland located within
Stratford Crossing.
The subject property is classified as Medium Density Residential and Open Space in the Imagine
Waukee 2040: Comprehensive Plan. The densities of the three townhome areas proposed is 5.4
units per acre which is within the range identified in the Comprehensive Plan and under the
maximum allowed of 12 units per acre within the R-4 district. The areas to be dedicated to the
City for parkland dedication purposes are consistent with those areas identified as Open Space on
the Future Land Use Map. The subject property was included as part of the overall Northwest
Neighborhood Master Plan that was approved in early 2022. The Master Plan identified the
property for townhome development. The proposed zoning is consistent with the neighborhood
plan as well.
FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS:
COMMISSION/BOARD/COMMITTEE COMMENT: The Planning and Zoning
Commission reviewed the rezoning request on June 14, 2022, and
recommended approval:
Approval of a Rezoning related to a change from R-2 (One & Two Family Residential
District)/ PD-1 (Planned Development Overlay) and R-4 (Row Dwelling & Townhome
District)/ PD-1 (Planned Development Overlay) to R-4 (Row Dwelling & Townhome
District)/ PD-1 (Planned Development Overlay) [Petersen Townhomes]
Community Development Director, Andy Kass, introduced the request for approval of a rezoning
for a townhome development. The property is generally located south of NW Douglas Parkway
and west of NW 10th Street, containing approximately 20.96 acres. The area was recently
included in a rezoning in Fall of 2021; however, some site constraints have required the layout for
the development and zoning to be revised. Notification regarding the rezoning was sent to
adjacent property owners on June 3rd, 2022. The applicant has submitted approval from
approximately 69.17% of property owners within 250 feet of the property. To date staff has not
received any correspondence for or against the request.
Mr. Kass advised that the concept plan identifies a total of 114 townhome units proposed to be
zoned R-4/PD-1. The Planned development overlay would allow for a limited number of units
that do not face public streets to have one-car garages. The planned development overlay also
identifies specifications for building materials and the requirement of an outdoor space for each
unit. The project identifies several public street extensions around the site and the creation of
private streets internal to the site to be owned and maintained by the owner’s association. Public
utilities are available to be extended to the site and stormwater detention is shown to be contained
in a basin on the south side of the property. A greenbelt area on the south side of the property is
shown to satisfy parkland dedication requirements.
At this time staff would recommend approval of a rezoning for the Petersen Townhomes.
Commissioner Inman questioned if this product would be similar to Grey’s Station. A
representative for the applicant advised that was correct, it would have a similar feel, but
that the point of the development was to bring something a little more urban to their
property.
Commissioner Tessau questioned the square footage of the units. Mr. Kass advised that
the units ranged from 1200 to 1800 square feet. The applicant’s representative, Matt
Weller, advised that the purpose of the one car garage was to allow for more main floor
living space.
Commissioner Hoifeldt questioned about the cell tower location and potential future
intent. Whether the applicant would be returning to rezone this one portion yet again in
the future to allow for a single-family home as presented on the previous rezoning. Both
the Mr. Weller and Mr. Kass advised that technically a zoning change wouldn’t be
required for a home to be constructed on the subject lot, however if that portion was left
out at the present, it would have caused unusual zoning amendments to be needed in
other areas. In the future it is also a potential that the lot remains green space depending
on how fast the neighborhood builds out and how long the cellular tower lease holds
viability.
Commissioner Hoifeldt moved to approve the rezoning related to a change from R-2 (One- &
Two-Family Residential District)/ PD-1 (Planned Development Overlay) and R-4 (Row Dwelling
& Townhome District)/ PD-1 (Planned Development Overlay) to R-4 (Row Dwelling &
Townhome District)/ PD-1 (Planned Development Overlay) [Petersen Townhomes].
Commissioner Broderick seconded the motion. Ayes: Hoifeldt, Inman, Broderick, Koshy, and
Tessau. Nays: none. Motion Carried.
STAFF REVIEW AND COMMENT: Staff would recommend approval of the proposed
rezoning request based on its conformance with the Comprehensive Plan.
RECOMMENDATION: Hold the Public Hearing.
ATTACHMENTS: I. Staff Report
II. Rezoning Map
III. Concept Plan
IV. Planned Development
V. Elevations
PREPARED BY: Andy Kass, Community Development Director
REVIEWED BY:
PUBLIC NOTICE INFORMATION –
NAME OF PUBLICATION: Dallas County News
DATE OF PUBLICATION: June 9, 2022
PLANNING AND ZONING COMMISSION STAFF REPORT
PROJECT: Petersen Townhomes – Rezoning PREPARED BY: Andy Kass AICP, Community
Development Director
REPORT DATE: June 10, 2022
MEETING DATE: June 14, 2022
GENERAL INFORMATION
Applicant: Hubbell Realty Company
Owner:
HRC Alder Point, LLC
Owner’s Representative:
Ryan Hardisty, PE – Civil Design Advantage
Request: The applicant is requesting approval of a rezoning for
a townhome development
Location and Size: Property is generally located south of NW Douglas
Parkway and west of NW 10th Street, containing
approximately 20.96-acres.
AREA MAP
ABOVE LEFT: Concept plan of the development identifying the area proposed to be rezoned. The area outlined in BLUE is the area
proposed to be rezoned.
June 16, 2022
2 of 3
LAND USES AND ZONING
Location Existing Land Use Comprehensive Plan Current Zoning
Property in
Question
Vacant -
Undeveloped
Single Family
Residential, Medium
Density Residential, &
Open Space
R-2 (One & Two Family Residential
District) / PD-1 (Planned Development
Overlay) & R-4 (Row Dwelling &
Townhome District) / PD-1 (Planned
Development Overlay)
North Undeveloped Single Family
Residential
A-1 (Agricultural District)
South Stratford Crossing Medium Density
Residential & Open
Space
R-3 (Multi-Family Residential District) & C-
1 (Community & Highway Service
District)
East Triumph Park / NW
High School
Institutional A-1 (Agricultural District)
West Stratford Crossing Single Family
Residential
R-2 (One & Two Family Residential
District) / PD-1 (Planned Development
Overlay)
BACKGROUND
The subject property is located south of NW Douglas Parkway and west of NW 10th Street. The property is
approximately 20.96-acres in area and is currently in agricultural use. The applicant and property owner request that
20.96-acres of the property be rezoned from R-2/PD-1 and R-4/PD-1 to R-4/PD-1. The subject property was originally
rezoned in Fall 2021, however, due to some existing site constraints, the layout for the development and zoning is
proposed to be revised. In May 2022, the Commission reviewed and approved a preliminary plat for Alder Point, which
is the single-family portion of the property.
The applicant has submitted consent from 69.17% of property owners within 250-feet of the area proposed to be
rezoned. Notification to adjacent property owners was mailed on June 3, 2022. The rezoning sign was placed on the
property by the June 6, 2022, deadline. Staff has not received any correspondence regarding this request.
PROJECT DESCRIPTION
The concept plan identifies 114 potential townhome units within the area proposed to be zoned R-4/PD-1. A limited
amount of the units will be access from private streets. The remaining units would be accessed from internal private
streets. Due to some of the unique characteristics of the proposed development, a planned development overlay has
been requested. Table 1 below outlines the bulk regulations for the development. The Planned Development Agreement
requires the following provisions for the PD areas:
R-4/PD-1
Minimum two car garage along units facing public streets, one-car garages are allowed along private streets;
Adjacent buildings must incorporate different materials and/or colors;
Minimum of 20% stone, brick, or stucco on the front of the home facing the street;
Specific requirements for the use of vinyl siding (0.042-inch thickness);
An outdoor space for each unit shall be provided;
Attached and detached townhomes are allowed.
June 16, 2022
3 of 3
Table 1: Standard R-4 requirements and proposed R-4/PD-1 requirements.
Category Standard R-2/PD-1 (minimum) Proposed R-4/PD-1
Lot Area 3,500 square feet per unit 3,500 square feet per unit
Lot Width 20 feet 20 feet
Front Yard Setback 30 feet 30-feet along public street / 25 feet
along private street
Rear Yard Setback 30 feet 30 feet
Side Yard Setback 10 feet (total) 12 feet
A number of public street extensions would occur as part of this development. Two main collector streets would
provide primary access in and out of the development. Streets within the townhome portion would be private streets.
Previously, the Commission reviewed and approved a preliminary plat for Alder Point, which is the single-family portion
of the property that will construct the public streets.
Public utilities are available to service the proposed development. Stormwater management is shown to be provided in a
basin on the south side of the property.
Parkland dedication requirements will apply to the project because of its residential nature. The required amount of
parkland is 2.42-acres. The Greenbelt area shown on the south side of the property is shown to be 3.59-acres in area.
The applicant proposes to dedicate this area to the City for parkland. An existing pedestrian underpass was installed as
part of the improvements to NW 10th Street. The intent of the City would be to install a trail through this greenbelt and
connect to the underpass. Further trail extensions will occur to the west and into the parkland located within Stratford
Crossing.
COMPREHENSIVE PLAN
The subject property is classified as Single Family Residential, Medium Density Residential, and Open Space in the Imagine
Waukee 2040: Comprehensive Plan. The comprehensive plan defines the referenced land use classifications as follows:
Single Family Residential is defined as traditional forms of single family housing with lot sizes ranging from
8,000 square feet to 0.50-acres in area with an average density of 2 to 4 units per acre.
Medium Density Residential is defined as a variety of attached side-by-side townhome and row home
products with densities ranging from 4 to 12 units per acre.
Open Space is defined as areas intended for park development or open space conservation.
The densities of the three townhome areas proposed is 5.4 units per acre which is within the range identified in the
Comprehensive Plan and under the maximum allowed of 12 units per acre within the R-4 district. The areas to be dedicated
to the City for parkland dedication purposes are consistent with those areas identified as Open Space on the Future Land
Use Map. The subject property was included as part of the overall Northwest Neighborhood Master Plan that was approved
in early 2022. The Master Plan identified the property for townhome development. The proposed zoning is consistent with
the neighborhood plan as well.
STAFF RECOMMENDATION
The proposed zoning district is generally consistent with the land uses identified in the Comprehensive Plan. Based on
the conformance with the Comprehensive Plan staff recommends approval of the rezoning for the Petersen
Townhomes.
NOTIFICATION
BOUNDARY
REZONING
BOUNDARY
NOTIFICATION
BOUNDARY
REZONING
BOUNDARY
EXISTING ZONING:
A-1 AGRICULTURAL
DISTRICT
EXISTING ZONING:
A-1 AGRICULTURAL
DISTRICT
EXISTING ZONING:
A-1 AGRICULTURAL
DISTRICT
EXISTING ZONING:
R-3 RENTAL MULTI-FAMILY
RESIDENTIAL DISTRICT
EXISTING ZONING:
C-1 COMMUNITY AND HIGHWAY
SERVICE COMMERCIAL DISTRICT
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OUTLOT 'Y' DEVELOPMENT SUMMARY
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ORDINANCE NO.
AN ORDINANCE TO AMEND CHAPTER 169, ZONING ORDINANCE, CITY
OF WAUKEE, IOWA BY AMENDING THE ZONING FROM R-2 (ONE & TWO
FAMILY RESIDENTIAL DISTRICT) / PD-1 (PLANNED DEVELOPMENT
OVERLAY) AND R-4 (ROW DWELLING AND TOWNHOME DWELLING
DISTRICT) / PD-1 (PLANNED DEVELOPMENT OVERLAY) TO R-4 (ROW
DWELLING AND TOWNHOME DWELLING DISTRICT) / PD-1 (PLANNED
DEVELOPMENT OVERLAY) FOR CERTAIN PROPERTY [PETERSEN
PROPERTY]
BE IT ORDAINED by the Council of the City of Waukee:
Section 1. Section 160.02 of Chapter 169, Waukee Municipal Code, Zoning
Ordinance of the City, adopting the Official Zoning Map, is hereby amended by
amending the zoning from R-2 (One & Two Family Residential District) / PD-1
(Planned Development Overlay District) and R-4 (Row Dwelling and Townhome
Dwelling District) / PD-1 (Planned Development Overlay District) to R-4 (Row
Dwelling and Townhome Dwelling District) / PD-1 (Planned Development Overlay
District) for property legally described as follows:
A PART OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER, AND
A PART OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER,
AND A PART OF PARCEL ‘A’ OF SAID NORTHEAST QUARTER OF THE
NORTHEAST QUARTER AS SHOWN ON THE PLAT OF SURVEY RECORDED IN
BOOK 2003, PAGE 59, AND A PART OF TRACT “A” OF SAID NORTHEAST
QUARTER OF THE NORTHEAST QUARTER AS SHOWN ON THE PLAT OF
SURVEY RECORDED IN BOOK 2003, PAGE 58, ALL BEING IN SECTION 29,
TOWNSHIP 79 NORTH, RANGE 26 WEST OF THE FIFTH PRINCIPAL MERIDIAN
IN THE CITY OF WAUKEE, DALLAS COUNTY, IOWA AND MORE
PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT THE SOUTHWEST CORNER OF SAID TRACT “A”; THENCE
SOUTH 00°01'35" EAST ALONG THE WESTERLY LINE OF PARCEL “B” AND
TRACT “B” AS SHOWN ON SAID PLAT OF SURVEY RECORDED IN BOOK 2003,
PAGE 58, A DISTANCE OF 204.89 FEET TO THE SOUTH LINE OF SAID
NORTHEAST QUARTER OF THE NORTHEAST QUARTER; THENCE SOUTH
89°57'31" WEST ALONG SAID SOUTH LINE AND THE SOUTH LINE OF SAID
NORTHWEST QUARTER OF THE NORTHEAST QUARTER, 1072.93 FEET;
THENCE NORTH 00°06'44" EAST, 585.87 FEET; THENCE NORTH 80°55'12" EAST,
70.76 FEET; THENCE NORTH 59°51'38" EAST, 56.32 FEET; THENCE NORTH
02°38'53" WEST, 128.97 FEET; THENCE NORTH 35°24'01" WEST, 30.00 FEET;
THENCE NORTHEASTERLY ALONG A CURVE CONCAVE NORTHWESTERLY
WHOSE RADIUS IS 150.00 FEET, WHOSE ARC LENGTH IS 68.42 FEET AND
WHOSE CHORD BEARS NORTH 41°31'58" EAST, 67.83 FEET; THENCE SOUTH
61°32'03" EAST, 63.12 FEET; THENCE EASTERLY ALONG A CURVE CONCAVE
NORTHERLY WHOSE RADIUS IS 400.00 FEET, WHOSE ARC LENGTH IS 198.79
FEET AND WHOSE CHORD BEARS SOUTH 75°46'18" EAST, 196.75 FEET;
THENCE NORTH 89°59'28" EAST, 395.01 FEET; THENCE NORTH 00°01'35"
WEST, 265.02 FEET; THENCE NORTHERLY ALONG A CURVE CONCAVE
WESTERLY WHOSE RADIUS IS 350.00 FEET, WHOSE ARC LENGTH IS 91.63
FEET AND WHOSE CHORD BEARS NORTH 07°31'35" WEST, 91.37 FEET;
THENCE NORTH 15°01'35" WEST, 29.17 FEET; THENCE NORTHERLY ALONG A
CURVE CONCAVE EASTERLY WHOSE RADIUS IS 350.00 FEET, WHOSE ARC
LENGTH IS 91.63 FEET AND WHOSE CHORD BEARS NORTH 07°31'35" WEST,
91.37 FEET; THENCE NORTH 00°01'35" WEST, 35.63 FEET TO THE SOUTHERLY
LINE OF PARCEL 20-98 AS SHOWN ON THE PLAT OF SURVEY RECORDED IN
BOOK 2021, PAGE 13204; THENCE NORTH 89°59'28" EAST ALONG SAID
SOUTHERLY LINE, 17.21 FEET; THENCE SOUTH 89°27'05" EAST CONTINUING
ALONG SAID SOUTHERLY LINE, 184.20 FEET; THENCE SOUTH 00°01'35" EAST,
330.62 FEET; THENCE NORTH 89°58'33" EAST, 65.05 FEET; THENCE SOUTH
00°00'32" EAST, 176.67 FEET; THENCE SOUTH 89°59'28" WEST, 5.00 FEET;
THENCE SOUTH 00°01'34" EAST, 380.00 FEET; THENCE NORTH 89°59'28" EAST,
300.00 FEET TO THE WESTERLY RIGHT OF WAY LINE OF NW 10TH STREET;
THENCE SOUTH 00°01'35" EAST ALONG SAID WESTERLY RIGHT OF WAY
LINE, 146.72 FEET TO THE SOUTHERLY LINE OF SAID TRACT “A”; THENCE
SOUTH 85°19'48" WEST ALONG SAID SOUTHERLY LINE, 240.79 FEET TO THE
POINT OF BEGINNING AND CONTAINING 20.96 ACRES (912,826 SQUARE
FEET).
THE PROPERTY IS SUBJECT TO ANY AND ALL EASEMENTS OF RECORD.
PROPERTY IS SUBJECT TO ANY AND ALL EASEMENTS OF RECORD.
Section 4. Planned Development Agreement. Attached hereto as Exhibit A is
the Planned Development Agreement which shall define the minimum standards and
requirements of the PD-1 [Planned Development Overlay District] pertaining to the above
legally described property.
Section 5. Repealer. All ordinances or parts of ordinances in conflict with the
provisions of this ordinance are hereby repealed.
Section 6. Severability Clause. If any section, provision or part of this
ordinance shall be adjudged invalid or unconstitutional, such adjudication shall not affect
the validity of the ordinance as a whole or any section, provision, or part thereof not
adjudged invalid or unconstitutional.
Section 7. Effective Date. This ordinance shall be in effect upon its final
passage, approval and publication as provided by law.
Passed by the Council this _____ day of __________, 2022, and approved this ____ day of
_____________, 2022.
Courtney Clarke, Mayor
Attest:
Rebecca D. Schuett, City Clerk
Exhibit A
PETERSEN PROPERTY
PLANNED DEVELOPMENT
CITY OF WAUKEE
APPROVED BY WAUKEE CITY COUNCIL ON NOVEMBER 15, 2021
AMENDED BY THE WAUKEE CITY COUNCIL ON _______________2022
TABLE OF CONTENTS
PETERSEN PROPERTY
PLANNED DEVELOPMENT
• Rezoning Request
• Exhibit B – Waukee PD Form
• Exhibit C – Property Legal Description
• Exhibit D – Rezoning Map (2021)
• Exhibit E – Rezoning Map Area B (2022)
• Exhibit F – Conceptual Development Plan (2021)
• Exhibit G – Conceptual Development Plan (2022)
Exhibit B | PETERSEN PROPERTY – PLANNED DEVELOPMENT
Waukee, Iowa
Planned Development Overlay District (PD)
Item 1 Purpose and Scope of District
• The subject property is generally located south of NW Douglas Parkway and west
of NW 10th Street.
• The proposed Planned Development is an approximately 36.62-acre parcel of
property. The proposed Planned Development calls for a small lot single family
and townhome development.
• The proposed underlying zoning of the Property will be R-2 (One & Two Family
Residential District) (Area A) and R-4 (Row Dwelling and Townhome Dwelling
District) (Area B) defining the allowable uses, bulk regulations and restrictions.
Item 2 Location, Size, Legal Description
• See Attached: Exhibit C – Property Legal Description
Item 3 Conceptual Development Plan
• See Attached: Exhibit D – Rezoning Map (2021)
Exhibit E – Rezoning Map (2022)
*Exhibit F – Conceptual Development Plan (2021)
*Exhibit G – Conceptual Development Plan for Area B (2022)
*Exhibit F represents a conceptual development plan showing proposed
development of 90 attached townhome/rowhome units and 51 small lot single
family lots.
*Exhibit G represents a conceptual development plan for Area B which identifies
the construction of a townhome development.
Item 4 Building & Site Design Standards:
Building design and site standards for the project shall be consistent with the
Waukee Code of Ordinances as well as the additional design characteristics as
follows:
Area A:
1. Each single family home shall include a minimum of a two-car attached
garage.
2. Each single family home shall require a minimum of 15% stone, brick or
stucco on the front street facing elevation of the home.
3. Adjoining lots cannot consist of the same elevation.
4. Vinyl siding shall be permitted utilizing a 0.042-inch minimum thickness.
Area B:
1. Each unit shall include a minimum of a two-car attached
garage when facing a public street. A one-car attached garage shall be
permitted when along a private street. All driveways shall be wide
enough to accommodate two vehicles. Garage doors facing a public
street shall not extend forward of the front façade line of the building.
2. Each building shall require a minimum of 20% stone, brick or stucco on
the front street facing elevation of the home. Corners of building shall be
wrapped with the same brick, stone, or stucco along public streets and at
entrances into the development.
3. Adjoining buildings shall have a variation in architectural features or
color.
4. Vinyl siding shall be permitted utilizing a 0.042-inch minimum thickness.
A variety of siding that be implemented on the proposed units including,
but not limited to board and batten, lap, and shake siding.
5. An outdoor space for each unit shall be provided.
Item 5 Bulk Regulations – Including Density Regulations, Setbacks, Maximum Heights,
and other design standards specific to the Project
Area A:
All lots and homes shall be consistent with the R-2 One & Two Family Residential
District requirements with the following exceptions and modifications as
specified below:
1. Overall Maximum Density: Five (5) Dwelling units per acre maximum.
2. Minimum Floor Area: 1,100 square feet for a single-story home. 1,400 square
feet for a two-story home.
3. Front Yard: Thirty (30’) feet.
4. Rear Yard: Twenty-five (25’) feet.
5. Side Yard (Total Building Separation): Ten (10’) feet.
6. Lot Area: 5,500 square feet.
7. Lot Width: 50 feet.
8. Lots 37 – 44 shown on Exhibit E cannot b platted as buildable lots until the
existing communications tower has been removed from the site.
Area B: Attached Townhomes and Detached Townhomes
All lots and homes shall be consistent with the R-4 Row Dwelling and Townhome
Dwelling District requirements with the following exceptions and modifications
as specified below:
1. Overall Maximum Density: Twelve (12) Dwelling Units/Acre maximum and
consistent with the conceptual development plan as described in attached
Exhibit E.
3. Front Yard: Thirty (30’) feet for buildings or units along public street right-of-
way. For all other units with internal front yards, the minimum front yard
setback shall be twenty-five (25’) feet from the back of the curb.
4. Side Yards (Total Building Separation): Twelve (12’) feet between units,
Fifteen (15’) from private street back-of-curb, twenty (20’) feet for greater
than 8 units.
5. Rear Yards: Thirty (30’) feet for buildings or units along public street right-
of-way. For all other units with internal rear yards, the minimum rear yard
setback shall be thirty (30’) feet between units.
Item 6 Uses of Property – Including Principal Permitted Uses and Accessory
Uses
Area A:
Only those uses and accessory uses only as permitted within the R-2 (One & Two
Family Residential District) Zoning District.
Area B:
Those uses and accessory uses only as permitted within the R-4 (Row Dwelling
and Townhome Dwelling) Zoning District with the following exceptions and
modifications as specified below:
1. Detached townhomes, provided a homeowners association is responsible for
property maintenance.
Item 7 Park Land Dedication, Open Space, Landscape and Buffer Regulations
Area A:
1. Parkland Dedication shall be provided as required within the City of
Waukee Code of Ordinances.
2. Minimum open space and landscaping shall be as described within the
City of Waukee Code of Ordinances.
3. Two (2) trees and two (2) shrubs shall be planted at the time of individual
lot development.
Area B:
1. Parkland Dedication shall be provided as required within the City of
Waukee Code of Ordinances.
2. Minimum open space and landscaping shall be as described within the
City of Waukee Code of Ordinances.
3. Landscape buffers shall be provided as required by the Landscape &
Open Space Ordinance with the following exceptions:
a. Landscape buffer shall not be required for townhomes abutting
single family lots when fronting a public street or across the street
from a single-family lot.
END OF DOCUMENT
EXHIBIT C
LEGAL DESCRIPTION
Area A
A PART OF THE NORTHEAST QUARTER OF SECTION 29, TOWNSHIP 79
NORTH, RANGE 26 WEST OF THE FIFTH PRINCIPAL MERIDIAN IN THE CITY
OF WAUKEE, DALLAS COUNTY, IOWA AND A PART OF PARCEL 'A' AS
SHOWN ON THE PLAT OF SURVEY RECORDED IN BOOK 2003, PAGE 59 IN
SAID NORTHEAST QUARTER AND ALL BEING MORE PARTICULARLY
DESCRIBED AS FOLLOWS:
BEGINNING AT THE NORTHEAST CORNER OF LOT 32, STRATFORD
CROSSING PLAT 7, AN OFFICIAL PLAT IN SAID CITY OF WAUKEE, SAID
POINT ALSO BEING THE SOUTHWEST CORNER OF PARCEL 20-98 AS SHOWN
ON THE PLAT OF SURVEY RECORDED IN BOOK 2021, PAGE 13204 IN SAID
NORTHEAST QUARTER; THENCE NORTH 89°58'33" EAST ALONG THE
SOUTHERLY LINE OF SAID PARCEL 20-98, A DISTANCE OF 748.48 FEET;
THENCE SOUTH 00°01'35" EAST, 35.48 FEET; THENCE SOUTHERLY ALONG A
CURVE CONCAVE EASTERLY WHOSE RADIUS IS 350.00 FEET, WHOSE ARC
LENGTH IS 91.63 FEET AND WHOSE CHORD BEARS SOUTH 07°31'35" EAST,
91.37 FEET; THENCE SOUTH 15°01'35" EAST, 29.17 FEET; THENCE SOUTHERLY
ALONG A CURVE CONCAVE WESTERLY WHOSE RADIUS IS 350.00 FEET,
WHOSE ARC LENGTH IS 91.63 FEET AND WHOSE CHORD BEARS SOUTH
07°31'35" EAST, 91.37 FEET; THENCE SOUTH 00°01'35" EAST, 295.02 FEET;
THENCE SOUTH 89°59'28" WEST, 131.19 FEET; THENCE SOUTH 00°00'32" EAST,
130.00 FEET; THENCE SOUTH 89°59'28" WEST, 200.00 FEET; THENCE NORTH
00°00'32" WEST, 130.00 FEET; THENCE SOUTH 89°59'28" WEST, 55.00 FEET;
THENCE SOUTH 00°00'32" EAST, 130.00 FEET; THENCE SOUTH 89°59'28" WEST,
395.27 FEET TO THE EASTERLY LINE OF STRATFORD CROSSING PLAT 6, AN
OFFICIAL PLAT IN SAID CITY OF WAUKEE; THENCE NORTH 00°06'44" EAST
ALONG SAID EASTERLY LINE AND THE EASTERLY LINE OF SAID
STRATFORD CROSSING PLAT 7, A DISTANCE OF, 669.64 FEET TO THE POINT
OF BEGINNING AND CONTAINING 11.35 ACRES (494,250 SQUARE FEET).
PROPERTY IS SUBJECT TO ANY AND ALL EASEMENTS OF RECORD.
Area B
A PART OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER, AND
A PART OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER,
AND A PART OF PARCEL ‘A’ OF SAID NORTHEAST QUARTER OF THE
NORTHEAST QUARTER AS SHOWN ON THE PLAT OF SURVEY RECORDED IN
BOOK 2003, PAGE 59, AND A PART OF TRACT “A” OF SAID NORTHEAST
QUARTER OF THE NORTHEAST QUARTER AS SHOWN ON THE PLAT OF
SURVEY RECORDED IN BOOK 2003, PAGE 58, ALL BEING IN SECTION 29,
TOWNSHIP 79 NORTH, RANGE 26 WEST OF THE FIFTH PRINCIPAL MERIDIAN
IN THE CITY OF WAUKEE, DALLAS COUNTY, IOWA AND MORE
PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT THE SOUTHWEST CORNER OF SAID TRACT “A”; THENCE
SOUTH 00°01'35" EAST ALONG THE WESTERLY LINE OF PARCEL “B” AND
TRACT “B” AS SHOWN ON SAID PLAT OF SURVEY RECORDED IN BOOK 2003,
PAGE 58, A DISTANCE OF 204.89 FEET TO THE SOUTH LINE OF SAID
NORTHEAST QUARTER OF THE NORTHEAST QUARTER; THENCE SOUTH
89°57'31" WEST ALONG SAID SOUTH LINE AND THE SOUTH LINE OF SAID
NORTHWEST QUARTER OF THE NORTHEAST QUARTER, 1072.93 FEET;
THENCE NORTH 00°06'44" EAST, 585.87 FEET; THENCE NORTH 80°55'12" EAST,
70.76 FEET; THENCE NORTH 59°51'38" EAST, 56.32 FEET; THENCE NORTH
02°38'53" WEST, 128.97 FEET; THENCE NORTH 35°24'01" WEST, 30.00 FEET;
THENCE NORTHEASTERLY ALONG A CURVE CONCAVE NORTHWESTERLY
WHOSE RADIUS IS 150.00 FEET, WHOSE ARC LENGTH IS 68.42 FEET AND
WHOSE CHORD BEARS NORTH 41°31'58" EAST, 67.83 FEET; THENCE SOUTH
61°32'03" EAST, 63.12 FEET; THENCE EASTERLY ALONG A CURVE CONCAVE
NORTHERLY WHOSE RADIUS IS 400.00 FEET, WHOSE ARC LENGTH IS 198.79
FEET AND WHOSE CHORD BEARS SOUTH 75°46'18" EAST, 196.75 FEET;
THENCE NORTH 89°59'28" EAST, 395.01 FEET; THENCE NORTH 00°01'35"
WEST, 265.02 FEET; THENCE NORTHERLY ALONG A CURVE CONCAVE
WESTERLY WHOSE RADIUS IS 350.00 FEET, WHOSE ARC LENGTH IS 91.63
FEET AND WHOSE CHORD BEARS NORTH 07°31'35" WEST, 91.37 FEET;
THENCE NORTH 15°01'35" WEST, 29.17 FEET; THENCE NORTHERLY ALONG A
CURVE CONCAVE EASTERLY WHOSE RADIUS IS 350.00 FEET, WHOSE ARC
LENGTH IS 91.63 FEET AND WHOSE CHORD BEARS NORTH 07°31'35" WEST,
91.37 FEET; THENCE NORTH 00°01'35" WEST, 35.63 FEET TO THE SOUTHERLY
LINE OF PARCEL 20-98 AS SHOWN ON THE PLAT OF SURVEY RECORDED IN
BOOK 2021, PAGE 13204; THENCE NORTH 89°59'28" EAST ALONG SAID
SOUTHERLY LINE, 17.21 FEET; THENCE SOUTH 89°27'05" EAST CONTINUING
ALONG SAID SOUTHERLY LINE, 184.20 FEET; THENCE SOUTH 00°01'35" EAST,
330.62 FEET; THENCE NORTH 89°58'33" EAST, 65.05 FEET; THENCE SOUTH
00°00'32" EAST, 176.67 FEET; THENCE SOUTH 89°59'28" WEST, 5.00 FEET;
THENCE SOUTH 00°01'34" EAST, 380.00 FEET; THENCE NORTH 89°59'28" EAST,
300.00 FEET TO THE WESTERLY RIGHT OF WAY LINE OF NW 10TH STREET;
THENCE SOUTH 00°01'35" EAST ALONG SAID WESTERLY RIGHT OF WAY
LINE, 146.72 FEET TO THE SOUTHERLY LINE OF SAID TRACT “A”; THENCE
SOUTH 85°19'48" WEST ALONG SAID SOUTHERLY LINE, 240.79 FEET TO THE
POINT OF BEGINNING AND CONTAINING 20.96 ACRES (912,826 SQUARE
FEET).
THE PROPERTY IS SUBJECT TO ANY AND ALL EASEMENTS OF RECORD.
EXHIBIT D
REZONING MAP (2021)
EXHIBIT E
Rezoning Map (2022)
EXHIBIT F
CONCEPTUAL DEVELOPMENT PLAN (2021)
EXHIBIT G
CONCEPTUAL DEVELOPMENT PLAN AREA B (2022)
FIRST FLOOR
0"
TRUSS BEARING
9' - 1 1/8"
FIRST FLOOR
0"
TRUSS BEARING
9' - 1 1/8"
3 " / 1 2 "
3 " / 1 2 "
3 " / 1 2 "3" / 12"
3" / 12"
3" / 12"
3" / 12"
FIRST FLOOR
0"
TRUSS BEARING
9' - 1 1/8"
FIRST FLOOR
0"
TRUSS BEARING
9' - 1 1/8"
3 " / 1 2 "
3 " / 1 2 "
3 " / 1 2 "
6 " / 1 2 "6" / 12"
3 " / 1 2 "
3" / 12"
3" / 12"
3" / 12"
1. REFER TO ADDITIONAL NOTES AND REQUIREMENTS ON ALL OTHER DOCUMENTS
AND OTHER DISCIPLINES DOCUMENTS.
2. ALL CONDUIT RUNS & SERVICE LINES SHALL BE GROUPED TOGETHER IN A NEAT &
ORDERLY MANNER AND SHOULD PENETRATE THE WALL AT THE LOWEST POINT
AND ARE NOT TO RUN OVER THE TOP OF PARAPET. ALL OTHER CONDUITS &
JUNCTION BOXES FOR EXTERIOR FIXTURES & EQUIPMENT SHALL BE FULLY
CONCEALED WITHIN THE BUILDING CONSTRUCTION.
3. ALL HORIZONTAL TRANSITIONS BETWEEN DIFFERENT MATERIALS SHALL BE
FLASHED CONTINUOUS FROM UP BEHIND UPPER MATERIAL AND EXTEND OVER TO
EXTERIOR FACE OF LOWER MATERIAL WITH DRIP EDGE.
4. ANY RETURNS OR BLIND ELEVATIONS NOT SHOWN SHALL BE SIMILAR IN MATERIAL
AND MAKEUP TO ADJACENT CONDITIONS OR OTHER SIMILAR CONDITIONS.
5. NO EXPOSED MASONRY/MATERIAL CORES. MASONRY RETURNS AT
WINDOWS/OPENINGS ARE REQUIRED IF FRAMING IS NOT DEEP ENOUGH TO
PROVIDE CLOSURE AT THE BACKSIDE OF MASONRY FOR AN EFFECTIVELY SEALED
JOINT.
6. MATERIALS ABOVE CANOPIES & AWNINGS TO BE CONTINUED DOWN BEHIND THEM
U.O.N., TYP.
7. ANY EXPOSED ROOFING MEMBRANE VISIBLE FROM A PUBLIC RIGHT AWAY MUST
MATCH THE PRIMARY WALL MATERIAL COLOR.
8. INSTALL VERTICAL EXPANSION JOINTS PER STRUCTURAL OR MINIMAL AT
COLUMN/GRID LINES AND AT THE HEAD OF DOOR JAMBS/OPENINGS OR AS
OTHERWISE NOTED OR WHERE REQUIRED PER STANDARD MATERIAL PRACTICE TO
REDUCE STRESS CRACKING. NO CONTROL JOINT/EXPANSION JOINT AT MAIN
STRUCTURAL BEARING LOCATIONS. VERIFY JOINTS WITH ARCHITECT.
9. CAULK & SEAL ALL TRANSITION-CONTROL-EXPANSION AT ALL EXTERIOR
MATERIALS.
10. PROVIDE CAST REGLETS JUST IN FROM THE OUTER EDGE ON UNDERSIDE OF FACE
MATERIAL OR DRIP EDGE AT ALL OVERHANGS & SOFFITS.
11. INSULATE AND SEAL TO ENSURE ADEQUATE AIR INFILTRATION BARRIER AROUND
ALL EXTERIOR PENETRATIONS TO PREVENT WATER AND SPRINKLER PIPE
FREEZING.
12. WHERE EXTERIOR PAVING ADJACENT TO BUILDING, TOP OF PAVING TO BE 1/4"
LOWER THAN INTERIOR FINISH FLOOR, SLOPING CONTINUOUSLY AWAY FROM
BUILDING A MINIMUM OF 5’. WHERE DOOR STOOP, 48" OUT FROM DOOR 1:48(2%)
MAX. SLOPE, AFTER 48" AWAY FROM DOOR 1:20(5%) MAXIMUM SLOPE TO PUBLIC
WAY. (REFER TO CIVIL)
13. WHERE NO EXTERIOR PAVING ADJACENT TO BUILDING, TOP OF FINISHED
LANDSCAPE A MINIMUM OF 4" BELOW INTERIOR FINISH FLOOR AND 4” BELOW
EXTERIOR WALL FLASHING/WEEPS, SLOPING CONTINUOUSLY AWAY FROM BUILDING
A MINIMUM OF 5’. (REFER TO CIVIL)
14. ADDRESS SHALL BE PROVIDED ON STREET SIDE OF BUILDING AND ON MONUMENT
SIGN. NUMBERS A MINIMUM 5 INCH CONTRASTING COLOR NUMBERS WITH MINIMUM
1/2" STROKE.
15. IF ANY SIGNAGE OR SIGN BASE IS SHOWN IT IS FOR REFERENCE ONLY, FINAL
DESIGNS AND/OR ALLOWANCES SHALL BE DETERMINED WITH APPROVED SIGNAGE
PERMIT(S).
ACTUAL DETAILS & DIMENSIONS MAY VARY AND ARE SUBJECT TO CHANGE. ALL
DRAWINGS ARE SUBJECT TO AUTHORITY HAVING JURISDICTION APPROVAL. SIGNAGE
SHOWN DOES NOT REPRESENT ALLOWABLE SIGNAGE PERMITTING/APPROVAL OF ALL
SIGNAGE PER CURRENT CITY ORDINANCE BY OTHERS.
GENERAL EXTERIOR ELEVATION NOTES
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A-201
DEEP RANCH
EXTERIOR
ELEVATIONS
SCALE:3/16" = 1'-0"3 DEEP RANCH SIDE ELEVATION 2
SCALE:3/16" = 1'-0"2 DEEP RANCH REAR ELEVATION
SCALE:3/16" = 1'-0"4 DEEP RANCH SIDE ELEVATION
SCALE:3/16" = 1'-0"1 DEEP RANCH FRONT ELEVATION
Rev. #
Issue / Revision
Date
5
Site Plan Submittal
06-09-2022
DE
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(
3
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S
)
EXTERIOR MATERIAL FINISHES
ELEVATIONS SHOW SCHEMATIC COLORS AND TEXTURES OF INTENDED EXTERIOR
MATERIAL FINISHES. MATERIALS TO CREATE THESE ELEVATIONS MAY INCLUDE A
MIXTURE OF ANY OF THE FOLLOWING MATERIALS:
• VINYL SIDING
• FIBER CEMENT PANEL
• FIBER CEMENT LAP
• FIBER CEMENT BOARD & BATTEN
• THIN BRICK OR STONE
• METAL PANEL
FIRST FLOOR
0"
TRUSS BEARING
9' - 1 1/8"
3 " / 1 2 "
3 " / 1 2 "
3 " / 1 2 "
3" / 12"3 " / 1 2 "
3" / 12"
3" / 12"
FIRST FLOOR
0"
TRUSS BEARING
9' - 1 1/8"
FIRST FLOOR
0"
TRUSS BEARING
9' - 1 1/8"
3 " / 1 2 "
3 " / 1 2 "
3" / 12"
3" / 12"
3 " / 1 2 "3" / 12"
3" / 12"
FIRST FLOOR
0"
TRUSS BEARING
9' - 1 1/8"
1. REFER TO ADDITIONAL NOTES AND REQUIREMENTS ON ALL OTHER DOCUMENTS
AND OTHER DISCIPLINES DOCUMENTS.
2. ALL CONDUIT RUNS & SERVICE LINES SHALL BE GROUPED TOGETHER IN A NEAT &
ORDERLY MANNER AND SHOULD PENETRATE THE WALL AT THE LOWEST POINT
AND ARE NOT TO RUN OVER THE TOP OF PARAPET. ALL OTHER CONDUITS &
JUNCTION BOXES FOR EXTERIOR FIXTURES & EQUIPMENT SHALL BE FULLY
CONCEALED WITHIN THE BUILDING CONSTRUCTION.
3. ALL HORIZONTAL TRANSITIONS BETWEEN DIFFERENT MATERIALS SHALL BE
FLASHED CONTINUOUS FROM UP BEHIND UPPER MATERIAL AND EXTEND OVER TO
EXTERIOR FACE OF LOWER MATERIAL WITH DRIP EDGE.
4. ANY RETURNS OR BLIND ELEVATIONS NOT SHOWN SHALL BE SIMILAR IN MATERIAL
AND MAKEUP TO ADJACENT CONDITIONS OR OTHER SIMILAR CONDITIONS.
5. NO EXPOSED MASONRY/MATERIAL CORES. MASONRY RETURNS AT
WINDOWS/OPENINGS ARE REQUIRED IF FRAMING IS NOT DEEP ENOUGH TO
PROVIDE CLOSURE AT THE BACKSIDE OF MASONRY FOR AN EFFECTIVELY SEALED
JOINT.
6. MATERIALS ABOVE CANOPIES & AWNINGS TO BE CONTINUED DOWN BEHIND THEM
U.O.N., TYP.
7. ANY EXPOSED ROOFING MEMBRANE VISIBLE FROM A PUBLIC RIGHT AWAY MUST
MATCH THE PRIMARY WALL MATERIAL COLOR.
8. INSTALL VERTICAL EXPANSION JOINTS PER STRUCTURAL OR MINIMAL AT
COLUMN/GRID LINES AND AT THE HEAD OF DOOR JAMBS/OPENINGS OR AS
OTHERWISE NOTED OR WHERE REQUIRED PER STANDARD MATERIAL PRACTICE TO
REDUCE STRESS CRACKING. NO CONTROL JOINT/EXPANSION JOINT AT MAIN
STRUCTURAL BEARING LOCATIONS. VERIFY JOINTS WITH ARCHITECT.
9. CAULK & SEAL ALL TRANSITION-CONTROL-EXPANSION AT ALL EXTERIOR
MATERIALS.
10. PROVIDE CAST REGLETS JUST IN FROM THE OUTER EDGE ON UNDERSIDE OF FACE
MATERIAL OR DRIP EDGE AT ALL OVERHANGS & SOFFITS.
11. INSULATE AND SEAL TO ENSURE ADEQUATE AIR INFILTRATION BARRIER AROUND
ALL EXTERIOR PENETRATIONS TO PREVENT WATER AND SPRINKLER PIPE
FREEZING.
12. WHERE EXTERIOR PAVING ADJACENT TO BUILDING, TOP OF PAVING TO BE 1/4"
LOWER THAN INTERIOR FINISH FLOOR, SLOPING CONTINUOUSLY AWAY FROM
BUILDING A MINIMUM OF 5’. WHERE DOOR STOOP, 48" OUT FROM DOOR 1:48(2%)
MAX. SLOPE, AFTER 48" AWAY FROM DOOR 1:20(5%) MAXIMUM SLOPE TO PUBLIC
WAY. (REFER TO CIVIL)
13. WHERE NO EXTERIOR PAVING ADJACENT TO BUILDING, TOP OF FINISHED
LANDSCAPE A MINIMUM OF 4" BELOW INTERIOR FINISH FLOOR AND 4” BELOW
EXTERIOR WALL FLASHING/WEEPS, SLOPING CONTINUOUSLY AWAY FROM BUILDING
A MINIMUM OF 5’. (REFER TO CIVIL)
14. ADDRESS SHALL BE PROVIDED ON STREET SIDE OF BUILDING AND ON MONUMENT
SIGN. NUMBERS A MINIMUM 5 INCH CONTRASTING COLOR NUMBERS WITH MINIMUM
1/2" STROKE.
15. IF ANY SIGNAGE OR SIGN BASE IS SHOWN IT IS FOR REFERENCE ONLY, FINAL
DESIGNS AND/OR ALLOWANCES SHALL BE DETERMINED WITH APPROVED SIGNAGE
PERMIT(S).
ACTUAL DETAILS & DIMENSIONS MAY VARY AND ARE SUBJECT TO CHANGE. ALL
DRAWINGS ARE SUBJECT TO AUTHORITY HAVING JURISDICTION APPROVAL. SIGNAGE
SHOWN DOES NOT REPRESENT ALLOWABLE SIGNAGE PERMITTING/APPROVAL OF ALL
SIGNAGE PER CURRENT CITY ORDINANCE BY OTHERS.
GENERAL EXTERIOR ELEVATION NOTES
Sheet No.
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WALNUT
EXTERIOR
ELEVATIONS
SCALE:3/16" = 1'-0"1 WALNUT FRONT ELEVATION
SCALE:3/16" = 1'-0"4 WALNUT SIDE ELEVATION 2
SCALE:3/16" = 1'-0"2 WALNUT REAR ELEVATION
SCALE:3/16" = 1'-0"3 WALNUT SIDE ELEVATION
Rev. #
Issue / Revision
Date
5
Site Plan Submittal
06-09-2022
WA
L
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(
3
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EXTERIOR MATERIAL FINISHES
ELEVATIONS SHOW SCHEMATIC COLORS AND TEXTURES OF INTENDED EXTERIOR
MATERIAL FINISHES. MATERIALS TO CREATE THESE ELEVATIONS MAY INCLUDE A
MIXTURE OF ANY OF THE FOLLOWING MATERIALS:
• VINYL SIDING
• FIBER CEMENT PANEL
• FIBER CEMENT LAP
• FIBER CEMENT BOARD & BATTEN
• THIN BRICK OR STONE
• METAL PANEL
FIRST FLOOR
0"
TRUSS BEARING
9' - 1 1/8"
3 " / 1 2 "3" / 12"
FIRST FLOOR
0"
TRUSS BEARING
9' - 1 1/8"
FIRST FLOOR
0"
TRUSS BEARING
9' - 1 1/8"
FIRST FLOOR
0"
TRUSS BEARING
9' - 1 1/8"
1. REFER TO ADDITIONAL NOTES AND REQUIREMENTS ON ALL OTHER DOCUMENTS
AND OTHER DISCIPLINES DOCUMENTS.
2. ALL CONDUIT RUNS & SERVICE LINES SHALL BE GROUPED TOGETHER IN A NEAT &
ORDERLY MANNER AND SHOULD PENETRATE THE WALL AT THE LOWEST POINT
AND ARE NOT TO RUN OVER THE TOP OF PARAPET. ALL OTHER CONDUITS &
JUNCTION BOXES FOR EXTERIOR FIXTURES & EQUIPMENT SHALL BE FULLY
CONCEALED WITHIN THE BUILDING CONSTRUCTION.
3. ALL HORIZONTAL TRANSITIONS BETWEEN DIFFERENT MATERIALS SHALL BE
FLASHED CONTINUOUS FROM UP BEHIND UPPER MATERIAL AND EXTEND OVER TO
EXTERIOR FACE OF LOWER MATERIAL WITH DRIP EDGE.
4. ANY RETURNS OR BLIND ELEVATIONS NOT SHOWN SHALL BE SIMILAR IN MATERIAL
AND MAKEUP TO ADJACENT CONDITIONS OR OTHER SIMILAR CONDITIONS.
5. NO EXPOSED MASONRY/MATERIAL CORES. MASONRY RETURNS AT
WINDOWS/OPENINGS ARE REQUIRED IF FRAMING IS NOT DEEP ENOUGH TO
PROVIDE CLOSURE AT THE BACKSIDE OF MASONRY FOR AN EFFECTIVELY SEALED
JOINT.
6. MATERIALS ABOVE CANOPIES & AWNINGS TO BE CONTINUED DOWN BEHIND THEM
U.O.N., TYP.
7. ANY EXPOSED ROOFING MEMBRANE VISIBLE FROM A PUBLIC RIGHT AWAY MUST
MATCH THE PRIMARY WALL MATERIAL COLOR.
8. INSTALL VERTICAL EXPANSION JOINTS PER STRUCTURAL OR MINIMAL AT
COLUMN/GRID LINES AND AT THE HEAD OF DOOR JAMBS/OPENINGS OR AS
OTHERWISE NOTED OR WHERE REQUIRED PER STANDARD MATERIAL PRACTICE TO
REDUCE STRESS CRACKING. NO CONTROL JOINT/EXPANSION JOINT AT MAIN
STRUCTURAL BEARING LOCATIONS. VERIFY JOINTS WITH ARCHITECT.
9. CAULK & SEAL ALL TRANSITION-CONTROL-EXPANSION AT ALL EXTERIOR
MATERIALS.
10. PROVIDE CAST REGLETS JUST IN FROM THE OUTER EDGE ON UNDERSIDE OF FACE
MATERIAL OR DRIP EDGE AT ALL OVERHANGS & SOFFITS.
11. INSULATE AND SEAL TO ENSURE ADEQUATE AIR INFILTRATION BARRIER AROUND
ALL EXTERIOR PENETRATIONS TO PREVENT WATER AND SPRINKLER PIPE
FREEZING.
12. WHERE EXTERIOR PAVING ADJACENT TO BUILDING, TOP OF PAVING TO BE 1/4"
LOWER THAN INTERIOR FINISH FLOOR, SLOPING CONTINUOUSLY AWAY FROM
BUILDING A MINIMUM OF 5’. WHERE DOOR STOOP, 48" OUT FROM DOOR 1:48(2%)
MAX. SLOPE, AFTER 48" AWAY FROM DOOR 1:20(5%) MAXIMUM SLOPE TO PUBLIC
WAY. (REFER TO CIVIL)
13. WHERE NO EXTERIOR PAVING ADJACENT TO BUILDING, TOP OF FINISHED
LANDSCAPE A MINIMUM OF 4" BELOW INTERIOR FINISH FLOOR AND 4” BELOW
EXTERIOR WALL FLASHING/WEEPS, SLOPING CONTINUOUSLY AWAY FROM BUILDING
A MINIMUM OF 5’. (REFER TO CIVIL)
14. ADDRESS SHALL BE PROVIDED ON STREET SIDE OF BUILDING AND ON MONUMENT
SIGN. NUMBERS A MINIMUM 5 INCH CONTRASTING COLOR NUMBERS WITH MINIMUM
1/2" STROKE.
15. IF ANY SIGNAGE OR SIGN BASE IS SHOWN IT IS FOR REFERENCE ONLY, FINAL
DESIGNS AND/OR ALLOWANCES SHALL BE DETERMINED WITH APPROVED SIGNAGE
PERMIT(S).
ACTUAL DETAILS & DIMENSIONS MAY VARY AND ARE SUBJECT TO CHANGE. ALL
DRAWINGS ARE SUBJECT TO AUTHORITY HAVING JURISDICTION APPROVAL. SIGNAGE
SHOWN DOES NOT REPRESENT ALLOWABLE SIGNAGE PERMITTING/APPROVAL OF ALL
SIGNAGE PER CURRENT CITY ORDINANCE BY OTHERS.
GENERAL EXTERIOR ELEVATION NOTES
Sheet No.
Sheet Title
Proj. No.Proj. Mgr.
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22011
A-202
BIRCH EXTERIOR
ELEVATIONS
SCALE:3/16" = 1'-0"1 BIRCH FRONT ELEVATION
SCALE:3/16" = 1'-0"2 BIRCH REAR ELEVATION
SCALE:3/16" = 1'-0"3 BIRCH SIDE ELEVATION
SCALE:3/16" = 1'-0"4 BIRCH SIDE ELEVATION 2
Rev. #
Issue / Revision
Date
5
Site Plan Submittal
06-09-2022
BI
R
C
H
(
3
U
N
I
T
S
)
EXTERIOR MATERIAL FINISHES
ELEVATIONS SHOW SCHEMATIC COLORS AND TEXTURES OF INTENDED EXTERIOR
MATERIAL FINISHES. MATERIALS TO CREATE THESE ELEVATIONS MAY INCLUDE A
MIXTURE OF ANY OF THE FOLLOWING MATERIALS:
• VINYL SIDING
• FIBER CEMENT PANEL
• FIBER CEMENT LAP
• FIBER CEMENT BOARD & BATTEN
• METAL PANEL
LEVEL 1
100' - 0"
LEVEL 2
110' - 7 7/8"
TRUSS BEARING
119' - 9"
3 " / 1 2 "
3" / 12"
3 " / 1 2 "
3" / 12"
3 " / 1 2 "
3" / 12"
3" / 12"
3 " / 1 2 "1. REFER TO ADDITIONAL NOTES AND REQUIREMENTS ON ALL OTHER DOCUMENTS
AND OTHER DISCIPLINES DOCUMENTS.
2. ALL CONDUIT RUNS & SERVICE LINES SHALL BE GROUPED TOGETHER IN A NEAT &
ORDERLY MANNER AND SHOULD PENETRATE THE WALL AT THE LOWEST POINT
AND ARE NOT TO RUN OVER THE TOP OF PARAPET. ALL OTHER CONDUITS &
JUNCTION BOXES FOR EXTERIOR FIXTURES & EQUIPMENT SHALL BE FULLY
CONCEALED WITHIN THE BUILDING CONSTRUCTION.
3. ALL HORIZONTAL TRANSITIONS BETWEEN DIFFERENT MATERIALS SHALL BE
FLASHED CONTINUOUS FROM UP BEHIND UPPER MATERIAL AND EXTEND OVER TO
EXTERIOR FACE OF LOWER MATERIAL WITH DRIP EDGE.
4. ANY RETURNS OR BLIND ELEVATIONS NOT SHOWN SHALL BE SIMILAR IN MATERIAL
AND MAKEUP TO ADJACENT CONDITIONS OR OTHER SIMILAR CONDITIONS.
5. NO EXPOSED MASONRY/MATERIAL CORES. MASONRY RETURNS AT
WINDOWS/OPENINGS ARE REQUIRED IF FRAMING IS NOT DEEP ENOUGH TO
PROVIDE CLOSURE AT THE BACKSIDE OF MASONRY FOR AN EFFECTIVELY SEALED
JOINT.
6. MATERIALS ABOVE CANOPIES & AWNINGS TO BE CONTINUED DOWN BEHIND THEM
U.O.N., TYP.
7. ANY EXPOSED ROOFING MEMBRANE VISIBLE FROM A PUBLIC RIGHT AWAY MUST
MATCH THE PRIMARY WALL MATERIAL COLOR.
8. INSTALL VERTICAL EXPANSION JOINTS PER STRUCTURAL OR MINIMAL AT
COLUMN/GRID LINES AND AT THE HEAD OF DOOR JAMBS/OPENINGS OR AS
OTHERWISE NOTED OR WHERE REQUIRED PER STANDARD MATERIAL PRACTICE TO
REDUCE STRESS CRACKING. NO CONTROL JOINT/EXPANSION JOINT AT MAIN
STRUCTURAL BEARING LOCATIONS. VERIFY JOINTS WITH ARCHITECT.
9. CAULK & SEAL ALL TRANSITION-CONTROL-EXPANSION AT ALL EXTERIOR
MATERIALS.
10. PROVIDE CAST REGLETS JUST IN FROM THE OUTER EDGE ON UNDERSIDE OF FACE
MATERIAL OR DRIP EDGE AT ALL OVERHANGS & SOFFITS.
11. INSULATE AND SEAL TO ENSURE ADEQUATE AIR INFILTRATION BARRIER AROUND
ALL EXTERIOR PENETRATIONS TO PREVENT WATER AND SPRINKLER PIPE
FREEZING.
12. WHERE EXTERIOR PAVING ADJACENT TO BUILDING, TOP OF PAVING TO BE 1/4"
LOWER THAN INTERIOR FINISH FLOOR, SLOPING CONTINUOUSLY AWAY FROM
BUILDING A MINIMUM OF 5’. WHERE DOOR STOOP, 48" OUT FROM DOOR 1:48(2%)
MAX. SLOPE, AFTER 48" AWAY FROM DOOR 1:20(5%) MAXIMUM SLOPE TO PUBLIC
WAY. (REFER TO CIVIL)
13. WHERE NO EXTERIOR PAVING ADJACENT TO BUILDING, TOP OF FINISHED
LANDSCAPE A MINIMUM OF 4" BELOW INTERIOR FINISH FLOOR AND 4” BELOW
EXTERIOR WALL FLASHING/WEEPS, SLOPING CONTINUOUSLY AWAY FROM BUILDING
A MINIMUM OF 5’. (REFER TO CIVIL)
14. ADDRESS SHALL BE PROVIDED ON STREET SIDE OF BUILDING AND ON MONUMENT
SIGN. NUMBERS A MINIMUM 5 INCH CONTRASTING COLOR NUMBERS WITH MINIMUM
1/2" STROKE.
15. IF ANY SIGNAGE OR SIGN BASE IS SHOWN IT IS FOR REFERENCE ONLY, FINAL
DESIGNS AND/OR ALLOWANCES SHALL BE DETERMINED WITH APPROVED SIGNAGE
PERMIT(S).
ACTUAL DETAILS & DIMENSIONS MAY VARY AND ARE SUBJECT TO CHANGE. ALL
DRAWINGS ARE SUBJECT TO AUTHORITY HAVING JURISDICTION APPROVAL. SIGNAGE
SHOWN DOES NOT REPRESENT ALLOWABLE SIGNAGE PERMITTING/APPROVAL OF ALL
SIGNAGE PER CURRENT CITY ORDINANCE BY OTHERS.
GENERAL EXTERIOR ELEVATION NOTES
LEVEL 1
100' - 0"
LEVEL 2
110' - 7 7/8"
TRUSS BEARING
119' - 9"
3 " / 1 2 "
3" / 12"
3 " / 1 2 "
3" / 12"3 " / 1 2 "
3" / 12"
3 " / 1 2 "
3" / 12"
LEVEL 1
100' - 0"
LEVEL 2
110' - 7 7/8"
TRUSS BEARING
119' - 9"
LEVEL 1
100' - 0"
LEVEL 2
110' - 7 7/8"
TRUSS BEARING
119' - 9"
Sheet No.
Sheet Title
Proj. No.Proj. Mgr.
Th
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22011
A-201
EXTERIOR
ELEVATIONS
SP
SCALE:3/16" = 1'-0"1 FRONT ELEVATION
SCALE:3/16" = 1'-0"2 REAR ELEVATION
SCALE:3/16" = 1'-0"3 SIDE ELEVATION 1
SCALE:3/16" = 1'-0"4 SIDE ELEVATION 2
Rev. #
Issue / Revision
Date
1
Site Plan Submittal
06-09-2022
RO
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(
4
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EXTERIOR MATERIAL FINISHES
ELEVATIONS SHOW SCHEMATIC COLORS AND TEXTURES OF INTENDED EXTERIOR
MATERIAL FINISHES. MATERIALS TO CREATE THESE ELEVATIONS MAY INCLUDE A
MIXTURE OF ANY OF THE FOLLOWING MATERIALS:
• VINYL SIDING
• FIBER CEMENT PANEL
• FIBER CEMENT LAP
• FIBER CEMENT BOARD & BATTEN
• THIN BRICK OR STONE
• METAL PANEL
FIRST FLOOR
100' - 0"
SECOND FLOOR
110' - 7 7/8"
TRUSS BEARING
119' - 9"
4 " / 1 2 "
4 " / 1 2 "4" / 12"
FIRST FLOOR
100' - 0"
SECOND FLOOR
110' - 7 7/8"
TRUSS BEARING
119' - 9"
FIRST FLOOR
100' - 0"
SECOND FLOOR
110' - 7 7/8"
TRUSS BEARING
119' - 9"
C000
4 " / 1 2 "
4" / 12"
4" / 12"
FIRST FLOOR
100' - 0"
SECOND FLOOR
110' - 7 7/8"
TRUSS BEARING
119' - 9"
1. REFER TO ADDITIONAL NOTES AND REQUIREMENTS ON ALL OTHER DOCUMENTS
AND OTHER DISCIPLINES DOCUMENTS.
2. ALL CONDUIT RUNS & SERVICE LINES SHALL BE GROUPED TOGETHER IN A NEAT &
ORDERLY MANNER AND SHOULD PENETRATE THE WALL AT THE LOWEST POINT
AND ARE NOT TO RUN OVER THE TOP OF PARAPET. ALL OTHER CONDUITS &
JUNCTION BOXES FOR EXTERIOR FIXTURES & EQUIPMENT SHALL BE FULLY
CONCEALED WITHIN THE BUILDING CONSTRUCTION.
3. ALL HORIZONTAL TRANSITIONS BETWEEN DIFFERENT MATERIALS SHALL BE
FLASHED CONTINUOUS FROM UP BEHIND UPPER MATERIAL AND EXTEND OVER TO
EXTERIOR FACE OF LOWER MATERIAL WITH DRIP EDGE.
4. ANY RETURNS OR BLIND ELEVATIONS NOT SHOWN SHALL BE SIMILAR IN MATERIAL
AND MAKEUP TO ADJACENT CONDITIONS OR OTHER SIMILAR CONDITIONS.
5. NO EXPOSED MASONRY/MATERIAL CORES. MASONRY RETURNS AT
WINDOWS/OPENINGS ARE REQUIRED IF FRAMING IS NOT DEEP ENOUGH TO
PROVIDE CLOSURE AT THE BACKSIDE OF MASONRY FOR AN EFFECTIVELY SEALED
JOINT.
6. MATERIALS ABOVE CANOPIES & AWNINGS TO BE CONTINUED DOWN BEHIND THEM
U.O.N., TYP.
7. ANY EXPOSED ROOFING MEMBRANE VISIBLE FROM A PUBLIC RIGHT AWAY MUST
MATCH THE PRIMARY WALL MATERIAL COLOR.
8. INSTALL VERTICAL EXPANSION JOINTS PER STRUCTURAL OR MINIMAL AT
COLUMN/GRID LINES AND AT THE HEAD OF DOOR JAMBS/OPENINGS OR AS
OTHERWISE NOTED OR WHERE REQUIRED PER STANDARD MATERIAL PRACTICE TO
REDUCE STRESS CRACKING. NO CONTROL JOINT/EXPANSION JOINT AT MAIN
STRUCTURAL BEARING LOCATIONS. VERIFY JOINTS WITH ARCHITECT.
9. CAULK & SEAL ALL TRANSITION-CONTROL-EXPANSION AT ALL EXTERIOR
MATERIALS.
10. PROVIDE CAST REGLETS JUST IN FROM THE OUTER EDGE ON UNDERSIDE OF FACE
MATERIAL OR DRIP EDGE AT ALL OVERHANGS & SOFFITS.
11. INSULATE AND SEAL TO ENSURE ADEQUATE AIR INFILTRATION BARRIER AROUND
ALL EXTERIOR PENETRATIONS TO PREVENT WATER AND SPRINKLER PIPE
FREEZING.
12. WHERE EXTERIOR PAVING ADJACENT TO BUILDING, TOP OF PAVING TO BE 1/4"
LOWER THAN INTERIOR FINISH FLOOR, SLOPING CONTINUOUSLY AWAY FROM
BUILDING A MINIMUM OF 5’. WHERE DOOR STOOP, 48" OUT FROM DOOR 1:48(2%)
MAX. SLOPE, AFTER 48" AWAY FROM DOOR 1:20(5%) MAXIMUM SLOPE TO PUBLIC
WAY. (REFER TO CIVIL)
13. WHERE NO EXTERIOR PAVING ADJACENT TO BUILDING, TOP OF FINISHED
LANDSCAPE A MINIMUM OF 4" BELOW INTERIOR FINISH FLOOR AND 4” BELOW
EXTERIOR WALL FLASHING/WEEPS, SLOPING CONTINUOUSLY AWAY FROM BUILDING
A MINIMUM OF 5’. (REFER TO CIVIL)
14. ADDRESS SHALL BE PROVIDED ON STREET SIDE OF BUILDING AND ON MONUMENT
SIGN. NUMBERS A MINIMUM 5 INCH CONTRASTING COLOR NUMBERS WITH MINIMUM
1/2" STROKE.
15. IF ANY SIGNAGE OR SIGN BASE IS SHOWN IT IS FOR REFERENCE ONLY, FINAL
DESIGNS AND/OR ALLOWANCES SHALL BE DETERMINED WITH APPROVED SIGNAGE
PERMIT(S).
ACTUAL DETAILS & DIMENSIONS MAY VARY AND ARE SUBJECT TO CHANGE. ALL
DRAWINGS ARE SUBJECT TO AUTHORITY HAVING JURISDICTION APPROVAL. SIGNAGE
SHOWN DOES NOT REPRESENT ALLOWABLE SIGNAGE PERMITTING/APPROVAL OF ALL
SIGNAGE PER CURRENT CITY ORDINANCE BY OTHERS.
GENERAL EXTERIOR ELEVATION NOTES
Sheet No.
Sheet Title
Proj. No.Proj. Mgr.
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22011
A-201
CARBON 4-PLEX
EXTERIOR
ELEVATIONS
SCALE:3/16" = 1'-0"1 CARBON (4-PLEX) FRONT ELEVATION
SCALE:3/16" = 1'-0"3 CARBON (4-PLEX) SIDE ELEVATION
SCALE:3/16" = 1'-0"2 CARBON (4-PLEX) REAR ELEVATION
SCALE:3/16" = 1'-0"4 CARBON (4-PLEX) SIDE ELEVATION 2
Rev. #
Issue / Revision
Date
9
Site Plan Submittal
06-09-2022
CA
R
B
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N
(
4
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N
I
T
S
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EXTERIOR MATERIAL FINISHES
ELEVATIONS SHOW SCHEMATIC COLORS AND TEXTURES OF INTENDED EXTERIOR
MATERIAL FINISHES. MATERIALS TO CREATE THESE ELEVATIONS MAY INCLUDE A
MIXTURE OF ANY OF THE FOLLOWING MATERIALS:
• VINYL SIDING
• FIBER CEMENT PANEL
• FIBER CEMENT LAP
• FIBER CEMENT BOARD & BATTEN
• THIN BRICK OR STONE
• METAL PANEL
LEVEL 1
100' - 0"
LEVEL 1
100' - 0"
LEVEL 2
110' - 7 7/8"
LEVEL 2
110' - 7 7/8"
TRUSS BEARING
119' - 9"
TRUSS BEARING
119' - 9"
4 " / 1 2 "
4 " / 1 2 "4" / 12"
4 " / 1 2 "
4" / 12"
2" / 12"
1. REFER TO ADDITIONAL NOTES AND REQUIREMENTS ON ALL OTHER DOCUMENTS
AND OTHER DISCIPLINES DOCUMENTS.
2. ALL CONDUIT RUNS & SERVICE LINES SHALL BE GROUPED TOGETHER IN A NEAT &
ORDERLY MANNER AND SHOULD PENETRATE THE WALL AT THE LOWEST POINT
AND ARE NOT TO RUN OVER THE TOP OF PARAPET. ALL OTHER CONDUITS &
JUNCTION BOXES FOR EXTERIOR FIXTURES & EQUIPMENT SHALL BE FULLY
CONCEALED WITHIN THE BUILDING CONSTRUCTION.
3. ALL HORIZONTAL TRANSITIONS BETWEEN DIFFERENT MATERIALS SHALL BE
FLASHED CONTINUOUS FROM UP BEHIND UPPER MATERIAL AND EXTEND OVER TO
EXTERIOR FACE OF LOWER MATERIAL WITH DRIP EDGE.
4. ANY RETURNS OR BLIND ELEVATIONS NOT SHOWN SHALL BE SIMILAR IN MATERIAL
AND MAKEUP TO ADJACENT CONDITIONS OR OTHER SIMILAR CONDITIONS.
5. NO EXPOSED MASONRY/MATERIAL CORES. MASONRY RETURNS AT
WINDOWS/OPENINGS ARE REQUIRED IF FRAMING IS NOT DEEP ENOUGH TO
PROVIDE CLOSURE AT THE BACKSIDE OF MASONRY FOR AN EFFECTIVELY SEALED
JOINT.
6. MATERIALS ABOVE CANOPIES & AWNINGS TO BE CONTINUED DOWN BEHIND THEM
U.O.N., TYP.
7. ANY EXPOSED ROOFING MEMBRANE VISIBLE FROM A PUBLIC RIGHT AWAY MUST
MATCH THE PRIMARY WALL MATERIAL COLOR.
8. INSTALL VERTICAL EXPANSION JOINTS PER STRUCTURAL OR MINIMAL AT
COLUMN/GRID LINES AND AT THE HEAD OF DOOR JAMBS/OPENINGS OR AS
OTHERWISE NOTED OR WHERE REQUIRED PER STANDARD MATERIAL PRACTICE TO
REDUCE STRESS CRACKING. NO CONTROL JOINT/EXPANSION JOINT AT MAIN
STRUCTURAL BEARING LOCATIONS. VERIFY JOINTS WITH ARCHITECT.
9. CAULK & SEAL ALL TRANSITION-CONTROL-EXPANSION AT ALL EXTERIOR
MATERIALS.
10. PROVIDE CAST REGLETS JUST IN FROM THE OUTER EDGE ON UNDERSIDE OF FACE
MATERIAL OR DRIP EDGE AT ALL OVERHANGS & SOFFITS.
11. INSULATE AND SEAL TO ENSURE ADEQUATE AIR INFILTRATION BARRIER AROUND
ALL EXTERIOR PENETRATIONS TO PREVENT WATER AND SPRINKLER PIPE
FREEZING.
12. WHERE EXTERIOR PAVING ADJACENT TO BUILDING, TOP OF PAVING TO BE 1/4"
LOWER THAN INTERIOR FINISH FLOOR, SLOPING CONTINUOUSLY AWAY FROM
BUILDING A MINIMUM OF 5’. WHERE DOOR STOOP, 48" OUT FROM DOOR 1:48(2%)
MAX. SLOPE, AFTER 48" AWAY FROM DOOR 1:20(5%) MAXIMUM SLOPE TO PUBLIC
WAY. (REFER TO CIVIL)
13. WHERE NO EXTERIOR PAVING ADJACENT TO BUILDING, TOP OF FINISHED
LANDSCAPE A MINIMUM OF 4" BELOW INTERIOR FINISH FLOOR AND 4” BELOW
EXTERIOR WALL FLASHING/WEEPS, SLOPING CONTINUOUSLY AWAY FROM BUILDING
A MINIMUM OF 5’. (REFER TO CIVIL)
14. ADDRESS SHALL BE PROVIDED ON STREET SIDE OF BUILDING AND ON MONUMENT
SIGN. NUMBERS A MINIMUM 5 INCH CONTRASTING COLOR NUMBERS WITH MINIMUM
1/2" STROKE.
15. IF ANY SIGNAGE OR SIGN BASE IS SHOWN IT IS FOR REFERENCE ONLY, FINAL
DESIGNS AND/OR ALLOWANCES SHALL BE DETERMINED WITH APPROVED SIGNAGE
PERMIT(S).
ACTUAL DETAILS & DIMENSIONS MAY VARY AND ARE SUBJECT TO CHANGE. ALL
DRAWINGS ARE SUBJECT TO AUTHORITY HAVING JURISDICTION APPROVAL. SIGNAGE
SHOWN DOES NOT REPRESENT ALLOWABLE SIGNAGE PERMITTING/APPROVAL OF ALL
SIGNAGE PER CURRENT CITY ORDINANCE BY OTHERS.
GENERAL EXTERIOR ELEVATION NOTES
LEVEL 1
100' - 0"
LEVEL 1
100' - 0"
LEVEL 2
110' - 7 7/8"
LEVEL 2
110' - 7 7/8"
TRUSS BEARING
119' - 9"
TRUSS BEARING
119' - 9"
4 " / 1 2 "4" / 12"
LEVEL 1
100' - 0"
LEVEL 2
110' - 7 7/8"
TRUSS BEARING
119' - 9"
LEVEL 1
100' - 0"
LEVEL 2
110' - 7 7/8"
TRUSS BEARING
119' - 9"
Sheet No.
Sheet Title
Proj. No.Proj. Mgr.
Th
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22011
A-201
EXTERIOR
ELEVATIONS
SP
SCALE:3/16" = 1'-0"1 REAR ELEVATION
SCALE:3/16" = 1'-0"2 FRONT ELEVATION
SCALE:3/16" = 1'-0"3 SIDE ELEVATION 1
SCALE:3/16" = 1'-0"4 SIDE ELEVATION 2
RO
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Rev. #
Issue / Revision
Date
1
Site Plan Submittal
06-09-2022
EXTERIOR MATERIAL FINISHES
ELEVATIONS SHOW SCHEMATIC COLORS AND TEXTURES OF INTENDED EXTERIOR
MATERIAL FINISHES. MATERIALS TO CREATE THESE ELEVATIONS MAY INCLUDE A
MIXTURE OF ANY OF THE FOLLOWING MATERIALS:
• VINYL SIDING
• FIBER CEMENT PANEL
• FIBER CEMENT LAP
• FIBER CEMENT BOARD & BATTEN
• THIN BRICK OR STONE
• METAL PANEL
FINISHED FLOOR
0"
TRUSS BEARING
10' - 1 1/8"
FINISHED FLOOR
0"
TRUSS BEARING
10' - 1 1/8"
FINISHED FLOOR
0"
TRUSS BEARING
10' - 1 1/8"
FINISHED FLOOR
0"
TRUSS BEARING
10' - 1 1/8"
Sheet No.
Sheet Title
Proj. No.Proj. Mgr.
Th
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22011
A-201
EXTERIOR
ELEVATIONS
1. REFER TO ADDITIONAL NOTES AND REQUIREMENTS ON ALL OTHER
DOCUMENTS AND OTHER DISCIPLINES DOCUMENTS.
2. ALL CONDUIT RUNS & SERVICE LINES SHALL BE GROUPED TOGETHER IN A
NEAT & ORDERLY MANNER AND SHOULD PENETRATE THE WALL AT THE
LOWEST POINT AND ARE NOT TO RUN OVER THE TOP OF PARAPET. ALL
OTHER CONDUITS & JUNCTION BOXES FOR EXTERIOR FIXTURES &
EQUIPMENT SHALL BE FULLY CONCEALED WITHIN THE BUILDING
CONSTRUCTION.
3. ALL HORIZONTAL TRANSITIONS BETWEEN DIFFERENT MATERIALS SHALL BE
FLASHED CONTINUOUS FROM UP BEHIND UPPER MATERIAL AND EXTEND
OVER TO EXTERIOR FACE OF LOWER MATERIAL WITH DRIP EDGE.
4. ANY RETURNS OR BLIND ELEVATIONS NOT SHOWN SHALL BE SIMILAR IN
MATERIAL AND MAKEUP TO ADJACENT CONDITIONS OR OTHER SIMILAR
CONDITIONS.
5. NO EXPOSED MASONRY/MATERIAL CORES. MASONRY RETURNS AT
WINDOWS/OPENINGS ARE REQUIRED IF FRAMING IS NOT DEEP ENOUGH TO
PROVIDE CLOSURE AT THE BACKSIDE OF MASONRY FOR AN EFFECTIVELY
SEALED JOINT.
6. INSTALL VERTICAL EXPANSION JOINTS PER STRUCTURAL OR MINIMAL AT
COLUMN/GRID LINES AND AT THE HEAD OF DOOR JAMBS/OPENINGS OR AS
OTHERWISE NOTED OR WHERE REQUIRED PER STANDARD MATERIAL
PRACTICE TO REDUCE STRESS CRACKING. NO CONTROL JOINT/EXPANSION
JOINT AT MAIN STRUCTURAL BEARING LOCATIONS. VERIFY JOINTS WITH
ARCHITECT.
7. CAULK & SEAL ALL TRANSITION-CONTROL-EXPANSION AT ALL EXTERIOR
MATERIALS.
8. PROVIDE CAST REGLETS JUST IN FROM THE OUTER EDGE ON UNDERSIDE
OF FACE MATERIAL OR DRIP EDGE AT ALL OVERHANGS & SOFFITS.
9. INSULATE AND SEAL TO ENSURE ADEQUATE AIR INFILTRATION BARRIER
AROUND ALL EXTERIOR PENETRATIONS TO PREVENT WATER AND
SPRINKLER PIPE FREEZING.
10. WHERE EXTERIOR PAVING ADJACENT TO BUILDING, TOP OF PAVING TO BE
1/4" LOWER THAN INTERIOR FINISH FLOOR, SLOPING CONTINUOUSLY AWAY
FROM BUILDING A MINIMUM OF 5’. WHERE DOOR STOOP, 48" OUT FROM
DOOR 1:48(2%) MAX. SLOPE, AFTER 48" AWAY FROM DOOR 1:20(5%)
MAXIMUM SLOPE TO PUBLIC WAY. (REFER TO CIVIL)
11. WHERE NO EXTERIOR PAVING ADJACENT TO BUILDING, TOP OF FINISHED
LANDSCAPE A MINIMUM OF 4" BELOW INTERIOR FINISH FLOOR AND 4”
BELOW EXTERIOR WALL FLASHING/WEEPS, SLOPING CONTINUOUSLY AWAY
FROM BUILDING A MINIMUM OF 5’. (REFER TO CIVIL)
12. ADDRESS SHALL BE PROVIDED ON STREET SIDE OF BUILDING AND ON
MONUMENT SIGN. NUMBERS A MINIMUM 5 INCH CONTRASTING COLOR
NUMBERS WITH MINIMUM 1/2" STROKE.
13. IF ANY SIGNAGE OR SIGN BASE IS SHOWN IT IS FOR REFERENCE ONLY,
FINAL DESIGNS AND/OR ALLOWANCES SHALL BE DETERMINED WITH
APPROVED SIGNAGE PERMIT(S).
ACTUAL DETAILS & DIMENSIONS MAY VARY AND ARE SUBJECT TO CHANGE. ALL
DRAWINGS ARE SUBJECT TO AUTHORITY HAVING JURISDICTION APPROVAL.
SIGNAGE SHOWN DOES NOT REPRESENT ALLOWABLE SIGNAGE
PERMITTING/APPROVAL OF ALL SIGNAGE PER CURRENT CITY ORDINANCE BY
OTHERS.
GENERAL EXTERIOR ELEVATION NOTES:
SCALE:3/16" = 1'-0"1 EAST ELEVATION
SCALE:3/16" = 1'-0"2 WEST ELEVATION
SCALE:3/16" = 1'-0"3 NORTH ELEVATION
SCALE:3/16" = 1'-0"4 SOUTH ELEVATION
Rev. #
Issue / Revision
Date
CL
U
B
H
O
U
S
E
3D VIEW
EXTERIOR MATERIAL FINISHES
ELEVATIONS SHOW SCHEMATIC COLORS AND TEXTURES OF INTENDED EXTERIOR
MATERIAL FINISHES. MATERIALS TO CREATE THESE ELEVATIONS MAY INCLUDE A
MIXTURE OF ANY OF THE FOLLOWING MATERIALS:
• VINYL SIDING
• FIBER CEMENT PANEL
• FIBER CEMENT LAP
• FIBER CEMENT BOARD & BATTEN
• THIN BRICK OR STONE
• METAL PANEL
3D VIEW