HomeMy WebLinkAbout6.q. Evermoor Glendalough Minor PUD Amendment Ludgren Brothers Construction, Inc.CITY OF ROSEMOUNT
EXECUTIVE SUMMARY FOR ACTION
City Council Meeting Date: August 17, 2004
AGENDA ITEM: Evermoor Glendalough
AGENDA SECTION:
Minor PUD Amendment
Consent
Lundgren Brothers Construction, Inc.
PREPARED BY: Jason Lindahl, A.1.C.P.
Assistant City Planner
I D
ATTACHMENTS: Draft Amended PUD Agreement, Site
APPROVED BY:
Map, Plat Areas Map, Impervious
Surface Analysis.
RECOMMENDED ACTION:
Motion to approve a Minor PUD Amendment for Evermoor Glendalough to increase the
impervious surface standard from 30 percent to 35 percent.
1. Lundgren Brothers shall provide every Glendalough customer with written
notification of the zoning performance standards for this development. This notice
shall include a statement that the City will not grant variances for impervious surface
coverage.
ACTION:
BACKGROUND
Applicant & Property Owner(s): Lundgren Brothers Construction, Inc.
Location: Evermoor Glendalough - North of Connemara Trail, east of
Evermoor Parkway and west of Highway 3
Comp. Guide Plan Desig: Urban Residential
Current Zoning: R -1, Low Density Residential and Evermoor PUD
ISSUE
The applicant, Lundgren Brothers Construction, Inc., requests an amendment to the existing
Evermoor Planned Unit Development (PUD) agreement. Their proposed amendment would
increase the impervious surface coverage standards from 30 to 40 percent. Currently, the
Evermoor PUD agreement is silent with respect to impervious surface coverage and
specifically states that the underlying zoning ordinance standards apply when no specific
standards is given. As a result, the 30 percent lot coverage standard for the R -1 Low Density
Zoning District applies.
This request is necessary, according to the applicant, to continue construction of Lundgren's
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all of their current product line on the average size lot in Glendalough (12,000 square feet)
with a 35 percent impervious surface coverage standard. In addition, Lundgren could build
two of the seven houses (the Albany and Clairmont) on even the smallest lots and still meet a
35% hard surface coverage standard.
Impervious
Surface Coverage Anal sis for Current Evermoor Glendalough Homes
Housing
Type Name
Building
Pad Size
Lot Coverage information
Min. Lot at 30%
Min. Lot at 35%
Min. Lot at 40%
Albany
3,073
10,243
8,780
7,683
Clairmont
3,082
10,273
8,806
7,705
Winslow
3,273
10,910
9,351
8,183
Sheldon
3,491
11,637
9,974
8,728
Barlow
3,585
11,950
10,243
8,963
Whitney
3,622
12,073
10,349
9,055
Raleigh
3,855
12,850
1 11,014
9,638
The same 35 percent impervious surface coverage standard would also apply to the
Lundgren Brothers future homes in Glendalough. The applicant intends to re -plat future
additions to Glendalough with 90' by 120 or 10,800 square foot minimum lot standards. The
table below .demonstrates that lots this size can accommodate even the largest (Jameson)
house with only a 34 square foot reduction in size.
Impervious
Surface Covera a Analysis for Future Evermoor Glendalough Homes
Housing
Type Name
Building
Pad Size
Lot Coverage information
Mina Lot at 30%
Min. Lot at 35%
Min. Lot at 40%
Bradford
3,513
11,710
10,037
8,782
Barclay
3,553
11,843
10,151
8,883
Hamilton
3,718
12,393
10,622
9,295
Hawthorne
3,721
12,403
10,631
9,303
Franklin
3,758
12,526
10,737
9,395
Jameson
3,792
12,640
10,834
9,480
The purpose of a planned unit development is to allow flexibility with traditional development
controls in return for a higher quality development that preserves open space and other
unique natural features. Section 12.6.C.3 outlines four criteria to weigh when considering a
PUD. These criteria and staff's findings for each are outlined below. Based on the findings
made above, staff recommends amending the PUD for Glendalough section of Evermoor to
allow 35 percent impervious surface Coverage for individual lots.
1. The Plan provides sufficient usable open space and evidences a substantial
preservation of natural features to warrant the granting of variances through Planned
Unit Development.
Finding: Overall, the Evermoor PUD preserved significant amounts of usable open
space and natural features including rolling topography, wetlands, trees, and
conservation areas. Glendalough specifically includes centralized open space, tree
preservation, and natural drainage areas.
3
2. The Plan complies with the intent of the Comprehensive Plan.
Finding: The Comprehensive Plan guides this area for urban residential. Glendalough
also conforms to the City goal to create more pedestrian friendly neighborhoods.
3. The proposed development will not be detrimental to surrounding properties.
Finding: Evermoor in general and Glendalough specifically have been beneficial to the
Rosemount Community by preserving natural features and open space while
conforming with many of the City's housing goals.
4. The Plan is more creative and will provide a better living, working, or shopping
environment than is possible under strict ordinance requirements.
Finding: The Evermoor development was specifically designed to preserve natural
features and conform with many of the City's housing goals. Specifically, Glendalough
was designed to be a "traditional neighborhood" providing enhanced architecture and
a pedestrian friendly environment.
CONCLUSION
The Glendalough neighborhood of Evermoor offers a "Traditional Neighborhood" design. To
accommodate this design, this PUD has reduced setbacks in exchange for enhanced
architecture, front porches, and recessed or side loaded garages. In some cases, these
recessed or side loaded garages create the need for a larger driveway which in turn
increases the impervious surface on individual lots. According to the applicant, a worst case
scenario (placing their largest house plan on the smallest lot) would require up to 40 percent
lot coverage. After reviewing the PUD criteria, impervious surface coverage standards in
other communities, and comparing Lundgren Brothers current and future product lines with
the Glendalough lot information, staff recommends amending the Evermoor PUD agreement
to increase the impervious surface coverage standard to 35 percent. This recommendation is
based on the information submitted by the applicant and findings made in this staff report,
subject to conditions.
This issue was raised by staff during the building permit review process. Given the size of
Evermoor and the substantive issues associated with its approval it is likely that the city did
not recognize that the housing style may prompt a necessary change to the impervious
surface coverage requirement. In the future, if a more non - traditional home style is proposed,
staff will need to investigate the ramifications of the housing style as compared to the
underlying zoning performance standards. The change in design and style may warrant
modifications to traditional zoning regulations to accommodate housing modifications.
4
PLANNED UNIT DEVELOPMENT AMENDEMENT
AGREEMENT FOR EVERMOOR GLENDALOUGH
THIS AGREEMENT dated this 17 day of August, 2004, by and between the
City of Rosemount, Minnesota, a Municipal corporation (hereinafter "City") and
Contractor Property Developers Corporation, Minnesota corporation, having the
address of 7100 Northland Circle, Suite 108, Minneapolis, MN 55428, and Lundgren
Brothers Construction, Inc. Minnesota corporations, having the address of 935 East
Wayzata Boulevard, Wayzata, MN 55391 (the "Developers").
WHEREAS, the Developers are the owner of the real property legally described as
Evermoor Glendalough, Dakota County, Minnesota
Attached hereto and made a part hereof (hereinafter referred to as the "Subject Property";
and
WHEREAS, the Subject Property is being developed for residential use under a planned
unit development pursuant to the ordinances of the City and, in connection therewith, has
been made subject to an agreement entitled "Planned Unit Development Agreement" date
June 20, 2000 by and between the City and the Developer (hereinafter the "PUD
Agreement "); and,
WHEREAS, an application has been made to the City for an amendment to the Planned
Unit Development for the Subject Property for an increase in the impervious surface
coverage standard from 30 to 35 percent for the Glendalough neighborhood; and,
WHEREAS, the Developers desire to make certain revisions to the portions of the PUD
as described herein, that will not have an adverse impact on public health,. safety or
welfare, without which assurances and agreements the amendment of the planned unit
development would not be approve by thee City; and,
WHEREAS, the City has approved the PUD Amendment on the basis of a determination
by the City Council of the City that such PUD Amendment is acceptable only by reason
of the details of the Developers' development proposal as described in the PUB
Amendment Agreement and the unique land use characteristics of the proposed use of the
Subject property; and but for such details of the Development proposal and unique land
use characteristics of such proposed use, the PUD Amendment would not have been
approved.
NOW, THEREFORE, on the basis of the PUD Agreement and mutual covenants and
agreement hereinafter set forth it is agreed that the PUD Agreement as it relates to the
Subject property is amended as follows:
Glendalough (Traditional Neighborhood)
This neighborhood is intended to recapture early 20 century housing and neighborhood
- character. Houses will be custom build with porches oriented to the streets and an
intimate setback in the front yard. Garages will be de- emphasized with rear or side yard
placement and doors oriented at a perpendicular to the street wherever possible. Housing
styles shall be consistent with drawings labeled "Traditional Homes of Evermoor"
attached hereto as Exhibits 41,42,43 and 44 and made a part hereof. Garages will be
recessed a minimum of four feet from the front elevation of the principal structure, or set
at t perpendicular to the street.
Total Lots Front Side & Rear Yard Setbacks Lot Width. Depth & Area favgi
257 15', 25'* 5' (10' total) 10' 75' 120' -168' 12,000 sq. ft.
* Measured from back of curb on private street
Parks & Open Space
All of the open space associated with Glendalough shall be privately owned and
maintained by the homeowner association because it functions primarily as buffer for the
neighborhood. Outlots JJ, KK, LL and NN are "vest pocket park which serve as the
collective front yards for the neighborhoods. These shall also be private. While there are
no protected wetlands in this neighborhood, easements for the storm water ponding areas
shall be deeded to the City.
Sidewalks and Trails
The trail which traverses Outlot 00 and ultimately connects Street A to Dodd Blvd. shall
be located in a 12' wide trail easement..
J
IN WITNESS WEREOF, the parities have hereunto set their hands to day year
first above written.
CITY OF ROSEMOUNT
By:
William H. Droste, Mayor
By:
Linda Jentink, City Clerk
CONTRACTOR PROPETY
DEVELOPERS COMPANY
By:
Homer Tompkins III, President
LUNDGREN BORTHERS
CONSTRUCTION, INC.
By:
STATE OF MINNESOTA )
SS
COUNTY OF DAKOTA
The forgoing instrument was acknowledged before me this
day of August, 2004 by William H. Droste, Mayor and Linda Jentink, City Clerk of
the City of Rosemount, a Minnesota municipal corporation, on behalf of the corporation
and pursuant to the authority granted by its City Council.
Notary Public
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Rosemount, .Min ' sota
Plat Areas Plan
August 9, 2004
Mr. Jason Lindahl, Assistant Planner
City of Rosemount
2875 145" St W
Rosemount, MN 55068 -0510
Re: Application for Minor Amendment to Planned Unit Development — To
allow an increase to the existing impervious surface coverage in the Evermoor
"11L '
Glendalough.Community ;
I 1
•
Dear Mr. Lindahl:
Your Neighborhood Builder
Please find enclosed an "Application for Minor Amendment to Planned Unit
Development" being submitted by Lundgren Bros. Construction, Inc. This
application is to amend the Evermoor PUD impervious surface coverage, which
was not specifically stated at the time the PUD was approved by the City of
F Phone 52 957.473 473.7401
Fax 9:1
Rosemount. Our request is for an increase to 40 % for those homesites less than
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13,000 s.f. Since the current PUD is silent on this issue, and the underlying R -1
935 East Wayzata Boulevard
zoning of 30% impervious surface coverage currently applies.
Wayzata, Minnesota 55391
wwwlundgrenbros.com
This clarification will allow Lundgren Bros. the ability to continue with
Glendalough's "Traditional Neighborhood" character that was given I special
Builder License No 0001413 '.
considerations, at the time it was approved. Lot dimensions and setbacks were
varied to help recapture early 20 century housing and neighborhood
- characteristics. The homesites were also clustered in an attempt to maximize
open space and minimize the amount of tree loss. In addition, garages were
required to be de- emphasized and recessed a minimum of 4 feet from the front
elevation of the principal structure.
At the time the PUD for Evermoor was approved, no request for a variance in
allowable impervious surface coverage was included. Four years after the
Evermoor PUD was approved, the City of Rosemount Planning Department
realized some building permit applications were exceeding the 30 %impervious
surface coverage requirement of the existing R -1 underlying zoning district.
This condition was not clearly specified in either the PUD Agreement or
Resolution 1999 -64, other than, "Specific conditions not addressed in the PUD
or Resolution 1999 -64, the City zoning ordinance shall then apply."
Lundgren Bros. would like to clarify this condition to allow us to continue to
build our fall portfolio of approved homes. By increasing the allowable
impervious lot coverage to 40% for those homesites less than 13,000 s.f. or to
interpret the 30% on a community basis rather than a lot by lot basis. This
clarification of the lot surface coverage would allow Lundgren Bros. to continue
to carry out and recapture the "Traditional Neighborhood" character that was
approved as part of the PUD Agreement. This would also allow Lundgren Bros.
the ability to continue to comply with the, existing PUD requirements that
requires each neighborhood in the Evermoor Community to offer a diversity of
housing types, which Lundgren would presently not be able to do because of the
existing 30% impervious surface coverage currently enforced.
Westwood Professional Services, Inc. has provided analyses showing a
breakdown of the overall impervious surface for platted lots assuming the
largest housing type (3,855s.f.) is used on all of the existing and future
homesites. The ratio of open space to impervious coverage for the entire "
Glendalough Neighborhood is 27.59 %, which is less than the city's overall 30%
limitation.
We believe this clarification of the current impervious surface coverage would
not detract from the community we are building, and this would allow Lundgren
Bros. the ability to continue the theme and creation of an early 20` century
"Traditional Neighborhood" that Glendalough's residents desire and truly want
their families to be a part of.
Lundgren Bros. is pleased to submit this application to the City of Rosemount.
Enclosed with this letter is a check in the amount of $750.00
Should there be any questions, please do not hesitate to contact me.
Sincerely,
1
Jay Liberacki
Lundgren Bros. Construction, Inc.
Enclosures
Cc: Rick Person, City of Rosemount
Fran Hagen, Westwood Professional Services
Dave Hempel, CPDC
Mike Waldo, CPDC
EVERMOOR GLENDALOUGH DEVELOPMENT IMPERVIOUS ANALYSIS
Date: 8109/04
- GLENDALOUGH PLAT AREA (Glendalough 1st -5th Additions):
Total Area:
2,329,384.75
sf
Less: Pool Lot ( Lot 1, Blk. 1 3rd Addition)
- 40,160.42
sf
Less: Public ROW:
- 367,723.74
sf
Less: Open Space (Outlots):
- 499,698.30
sf
Net Total Development Area Available:
1,421,802.29
sf
Total Proposed Lots:
100
Impervious Area of Largest Homestyle:
3,855.00
sf
Total Impervious Area (100 x 3,855)
385,500.00
sf
Percent Impervious of Net Total Development Area Available:
27.11
GLENDALOUGH FUTURE PLAT AREA (Future Glendalough Additions):
Total Area:
3,199,991.23
sf
Less: Public ROW:
- 482,134.66
sf
Less: Private Road Ouilots
- 60,119.92
sf
Less: Open Space (0utlots):
- 705,037.41
sf
Net Total Development Area Available:
1,952,699.24
sf
Total Proposed Lots;
143
Glendalough Series Lots (35 %)
50
Classic Series tots (65 %)
93
Impervious Area of Largest Glendalough Series Homestyle:
Series Homestyle:
3,855.00
sf
Impervious Area of Largest Classic Series Homestyle:
Series Homestyle:
3,792.00
sf
Total Impervious Area
545,409.15
sf
Percent Impervious of Net Total Development Area Available:
27.93
TOTAL GLENDALOUGH PLATTED & FUTURE AREAS:
Total Area:
5,529,375.98
sf
Less: Public ROW:
- 849,858.40
sf
Less: Private Road Outlots
- 60,119.92
sf
Less: Pool Lot ( Lot 1, Blk. 1 3rd Addition)
- 40,160.42
sf
Less: Open Space (Outlots):
- 1,204,735.71
sf
Net Total Development Area Available:
3,374,501.53
sf
Total Proposed Lots;
243'
Glendalough Series Lots
150
Classic Series Lots
93
Impervious Area of Largest Glendalough Series_ Homestyle:
Series Homestyle:
3,855.00
sf
Impervious Area of Largest Classic Series Homestyle:
Series Homestyle:
3,792.00
sf
Total Project Impervious Area
930,909.15
sf
Total Project Percent Impervious of Net Total Development Area Available
27.59
" Our analysis of the preliminary plat of the future Glendalough area projects a similar open
space percentage.
3,073 S.F. r3,585 F. 3,082 S.F.
C�
65' 60' 44'
ALBANY BARLOW CLAIRMONT
3,855 S.F.
3,491 S.F 3,622 S.F. 3,273 S.F.
15'
40' 50' 62' 64'
SHELDON WHITNEY WINSLOW RALEIGH
Sheet: 1 OF 1
Scale: I" =50' Dater 08/06/04
Evermoor Glendalough ,4th Glendalough Series
Impervious Area of
W Westwood Professional Services, Inc. Rosemount Minnesota Building, Deck,
Eden Prairie, _ - Driveway,
-
Prairie, MN 55344
Phone: 952/937 -5150 Fax: 952/937 -5022 & Sidewalks
Rosemount, Minnesota
98376.35SKP01.DWG
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2 4 Westwood Professional Services, Inc.
2
1
9 ��S
3855 S.F./9579.4
S.F. =- 40.2%
IMPERVIOUS
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6
5
1 1
Scale: - I "=30' Sheet: OF
Date 08/06/04
Evermoor Glendalough 4th lar House
W Westwood Professional Services, Inc. Rosemount Minnesota on smallest Lot
7599 Anagram Drive
Eden Prairie, MN 55344
Phone: 952/937 -5150 Fax: 9521937 -5022 Rosemount, Minnesota
98376.35SKPOt.DWG
02004 Westwood Professionol Services, Inc.
3,513 S.F.
3,758 S.F.
3,553 S.F.
n
50
50'
52'
BARCLAY
BRADFORD
FRNAKLIN
3,718 S.F.
3,721S.F.
3,792 S.F.
52'
50'
50
HAMILTON
i
HAWTHORNS
JAMESON
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Sheet. 1 OF 1
Scale: I"=50'
Date: 08/06/04
Evermoor Glendalough
Classic
Series
Future Additions
Impervious Area o f
W Building,
Westwood Professional Services, Inc. 7599 Anagram Drive
Rosemount, Minnesota
Deck,
Driveway,
Eden Prairie, MN 55344
Phone: 952/937 -5150 Fax: 952/937 -5'U22
Rosemount, Minnesota
& Sidewalks
98376.35SKPOt.DWG
'
02004 Westwood Professionol Services. Inc.
90
10,800 S.P,
120'
- 3,792 S.P.
"JAMESON
STYLE
3792 S.P. /10800 S,P.
3 5.11 % IMPE
Scale: 1 " =30'
Sheer. 1 OF 1
Date: 08/06/04
Evermoor Glendalough
Future Additions
Largest House
W Westwood Professional Services, Inc.
7599 Anagram Drive Rosemount, Minnesota
on Smallest Lot
Eden Prairie. MN 55344.
Phone: 952/937 -5150 Fax: 9521937 -SC22
Rosemount, Minnesota
-
98376.35SKPOl.DWG