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HomeMy WebLinkAbout11-20-2003 Planning and Zoning CommissionAgenda Informal Meeting Planning and Zoning Commission Monday, November 17, 2003 - 7:30 p.m. """RECREATION CENTER MEETING ROOMB ****** 222 SOUTH GILBERT STREET Agenda Formal Meeting Planning and Zoning Commission Thursday, November 20, 2003 - 7:30 p.m. Emma J. Harvat Hall (Iowa City City Hall) A. Call to Order B. Public Discussion of Any Item Not on the Agenda C. Announcement of Vacancies on City Boards and Commissions D. Rezoning /Development Items: SUB03-00028/REZ03-00020: Discussion of an application submitted by Southgate Development for a rezoning of 119.94 acres from Interim Development Single -Family and Multi -Family Residential (ID-RS and ID-RM) to Planned Development Overlay, OPDH-5 and a Preliminary Plat of Sandhill Estates, a 146.48-acre, 379-lot subdivision located south of Pepperwood Addition and east of South Gilbert Street. 2. REZ03-00024: Discussion of an application submitted by the Paddock L.L.C. for a rezoning of approximately 16.1 acres from Residential Factory Built Housing (RFBH) to Planned Development Housing Overlay -12 (OPDH-12) for property located on Heinz Road south of Paddock Blvd. E. Other Items: F. Consideration of the November 6, 2003 Meeting Minutes. G. ADJOURNMENT Upcoming Planning & Zoning Commission Meetings: Informal December 1 December 15 January 12 February 2 February 16 Cancelled March 1 Formal December 4 December 18 January 15 February 5 February 19 March 4 City of Iowa City MEMORANDUM Date: November 12, 2003 (for November 20 Planning and Zoning Commission meeting) To: Planning and Zoning Commission From: John Yapp, Associate Plannerr'��v Re: Update on SUB03-00028 / REZ03-00020, Sandhill Estates rezoning and preliminary plat Garage setback issue The remaining unresolved issue regarding the Sandhill Estates is the setback and size of the garage in relation to the street and the house. As lots become narrower (in this case narrower than the 60 foot permitted in the Low Density Single Family, RS-5 zone), the dominance of the garage on the street becomes more of a concern because of the cumulative effect of garages along the street. In order to accommodate street -facing garages on these narrower lots, the residential portions of the house, including windows, doorways, and any porch area, are often pushed into the background. The appearance of the public street and the neighborhood is less residential and the integrity and function of the neighborhood is compromised as a result. The cumulative effect of a garage -dominated streetscape results in a less pedestrian -friendly neighborhood. These concerns are consistent with the South District Plan, which states "as housing density increases and lot sizes are reduced, attention will need to be paid to design issues, such as garages and driveway locations, to assure that the new neighborhoods are attractive and livable" (Page 7, South District Plan). Staff is recommending the garage be flush with or set back from the front wall of the house, and in general be no more then 50% of the house, as measured along the street frontage. Staff is recommending a provision for wider garages (up to 60% of the facade of the house) be included to allow wider garages under certain conditions. Staffs recommendations are summarized below. These proposed garage -placement standards are based on houses with street -facing two -car garage houses that have been recently constructed in Iowa City. To date, the applicant has indicated an unwillingness to meet this standard. STAFF RECOMMENDATION: Please note some of the lot numbering has changed from the original staff recommendation due to plat revisions. Staff recommends that REZ03-00020, a request for a rezoning of 119.94 acres from ID-RS, Interim Development Single -Family and ID-RM, Interim Development Multi -Family, to OPDH-5, Planned Development Overlay -Single -Family Residential, be approved subject to a Conditional Zoning Agreement with the following conditions: 1. A separate left -turn lane on Gilbert Street for southbound to eastbound traffic must be constructed before more than 25 units are constructed. This can be added to the existing roadway as a temporary feature, or can be constructed as part of the permanent improvements including a 4-lane PCC roadway with left turn lane. 2. For lots with less than 60 feet of lot width the following shall apply: A. The length of any garage wall that faces a street may not exceed 50 percent of the length of the street -facing building facade, as measured along the same street frontage. On corner lots, only one street -facing garage wall must meet this standard. This percentage may increase to 60 percent if the garage is set back at least 6 feet behind the longest street -facing wall of the dwelling unit. B. A street -facing garage door must be located no closer to the front lot line than the longest street -facing wall of the dwelling, with the following exception. A street -facing garage door may be located up to 6 feet in front of the longest street -facing wall of a dwelling unit, if the following conditions are met: 1. There is a porch at the main entrance of the dwelling along the same street -facing wall of the dwelling as the garage door; 2. The garage door is located no closer to the front lot line than the front of the porch; 3. The porch is at least 48 square feet in area, with no dimension less than 6 feet; 4. The porch has a solid roof, the eave of which is not more than 10 feet above the floor of the porch. 3. Vehicular access to Lots 161-204, 304-330 shall be from the alley. 4. The design of the homes on Lots 161-204, 304-330 be subject to Planning and Zoning Commission approval, along with the final plat according to the following criteria: A. A variety of facades and variation on rooflines, such as the use of gable and hip roofs, to minimize a cookie -cutter appearance — a different facade at least every third unit. B. The side walls of lots 161, 177, 178, 190, 191, 204, 304, 316, 317, and 330 that face the street should include elements of the front facade. C. Front porches that are at least 6 feet in depth. D. Slightly staggered footprints, also to avoid a monotonous appearance. E. Ten feet between buildings to meet normal setback requirements between buildings, and to allow for eaves or overhangs at the side of the buildings F. Planning and Zoning Commission review of the building elevations and footprints as a condition of approval of the final plat. Staff recommends that SUB03-00028, a preliminary plat and sensitive areas site plan of Sand Hill Estates, a 146.48 acre, 379-lot subdivision located east of Gilbert Street, south of Pepperwood Addition, be approved, subject to the REZ03-00020 being approved as recommended above. If the applicant is unwilling to accept conditions 1-4 as summarized above, staff recommends that SUB03-00028 and REZ0300020 be denied. Approved by: Robert MAklo, Senior Planner, Department of Planning and Community Development STAFF REPORT To: Planning & Zoning Commission Item: REZ03-00024, Lots 4, and Lots 6-8 of Saddlebrook Addition, Part 2 GENERAL INFORMATION: Applicant: Contact Person: Requested Action: Purpose: Location: Size: Existing Land Use and Zoning: Surrounding Land Use and Zoning: Comprehensive Plan: File Date: 45 Day Limitation Period: SPECIAL INFORMATION: Public Utilities: Public Services: Prepared by: Robert Miklo Date: November 20, 2003 The Paddock L.L.C. Brenda Nelson 112 West Fifth Street West Liberty, IA 52776 (319) 627-6818 Rezoning from RFBH to OPDH-12 To allow the construction of 27 2-dwelling buildings, 2 4-dwelling buildings and 2 8- dwelling buildings Heinz Road south of Paddock Blvd. 16.1 acres Vacant RFBH North: RFBH and OPDH 12, club house, and Multi -family residential South: Wetland Conservation Area, RR-1 East: Agricultural, county zoning West: Residential, RFBH Residential duplex or small -lot single-family October 30, 2003 December 14, 2003 Municipal water and sewer service are available to serve this property. Police and fire services will be provided by the City. Garbage collection will be provided by a private hauler. 2 _BACKGROUND INFORMATION: The Saddlebrook development was annexed into the City in 1994. At that time this property and the large area to the west were zoned Residential Factory Built Housing (RFBH). The area to the north was zoned Medium Density Multi -Family (RM-20). In early 2003, 2.8 acres to the north and east of this property were rezoned from RFBH to High Density Single Family (RS-12) with a Planned Development Overlay (OPDH-12) to allow construction of 26 townhouse -style dwellings. Those units are currently under construction. The applicant is now requesting that Lot 4 and Lots 6-8 of Saddlebrook Addition, Part 2 be rezoned to High Density Single -Family (RS-12) with a Planned Development Housing Overlay to allow the development of 78 multi -family units in the form of duplex -style, townhouse -style, and multi -family dwellings rather than the 66 manufactured housing units that the current RFBH zone allows. ANALYSIS: Comprehensive Plan: The land use plan for this area indicates that it is appropriate for small -lot single-family or duplex dwelling units. This designation was given to the property in 1997 and recognized the development plan that had already been approved for Saddlebrook, including small -lot single family homes in the RFBH zone. The current RFBH zone and the manufactured housing site plan approved for this property allow 66 dwelling units. The proposed RS-12 zone allows single-family dwellings, duplexes and zero lot line dwellings and townhouses on separate lots. The minimum lot size in the RS-12 zone is 5000 square feet (6000 for a duplex). The RS- 12 zone does not allow multi -family buildings or multiple buildings on a lot. Therefore the applicant is requesting the Planned Development Overlay to allow multiple buildings per lot and to allow the multi -family buildings. In staff's view the proposed RS-12 zone with the Planned Development Housing Overlay is compatible with the Comprehensive Plan. Although the OPDH plan will result in two 8-unit apartment buildings the overall character of the development will be that of a duplex development. Out of the total 78 units, 16 will be in the two apartment buildings, 54 will in duplex style buildings and 16 will be in townhouse style buildings. The proposed apartment buildings are small in scale, being only 2 stories tall. The resulting mix of housing types will meet the Comprehensive Plan's goal of a diverse mix of housing. The applicant has designed the buildings and layout according to the housing policies contained on pages 6-7 of the South District Plan. The two apartment buildings, the townhouse style buildings and 3 of the two -unit buildings will be served by a rear lane or private alley and will have parking behind the buildings in garages. Where rear lanes are not proposed the applicant has designed buildings so the garages do not dominate the streetscape as often occurs in medium density development or on smaller lots. For many of the units the garages are entered from the side so that residential portion of the building is more visible from the street. Where the garages are entered from the front they constitute 50% or less of the fagade and are generally flush with the fagade or a porch so that they do not sit forward of the residential part of the building. This design generally meets the garage placement standards being considered in the new zoning code. These design techniques will allow a higher density development yet the buildings will present a more residential appearance to the streets in accordance with the policies of the Comprehensive plan. In addition to presenting more of a residential appearance the rear lane and side entry units will cut down on the number of curb cuts along Heinz Road. The currently approved Manufactured Housing Site Plan illustrates 30 driveways onto Heinz Road. The proposed plan includes only 14 driveways. This will reduce the amount of paving in the front yards, and will allow more on - street parking spaces and enhance the function of Heinz Road. 3 The applicant has proposed two areas of common open space on lots 4 and 6 that may be used by the residents of this development. A trail is proposed in the center of the common area and will connect to a larger trail network in the Saddlebrook Development. A storm water management pond will be located on lot 6. Because this rezoning will allow an increase in density of 12 units, greater amounts of traffic will be generated from this development. Heinz Road is a collector street and therefore should be able to accommodate the additional traffic. However, because Heinz Road currently is the only means of vehicular access to over 500 potential housing units, a previous Conditional Zoning Agreement on this property has limited development of the overall Saddlebrook development to 460 housing units prior to the construction of secondary vehicular access. There are currently 293 housing units within Saddlebrook and 39 under construction. Therefore, the 78 housing units permitted by this rezoning will be allowed at this time. But once 460 units are built, no further units may be located in the development until a second means of street access is provided. The proposed mix of dwelling units will lend to the housing diversity in this neighborhood and will provide a transition between the existing apartments and the single-family homes in the Saddlebrook development. The buildings and site layout have been designed according to the policies of the Comprehensive Plan. Although this rezoning will allow an increase of the total number of dwellings permitted in Saddlebrook, its design results in fewer curb cuts onto Heinz Road. STAFF RECOMMENDATION: Staff recommends that the rezoning of 16.1 acres from RFBH to OPDH-12, and a preliminary Planned Development Housing Overlay Plan for 78 units including multi -family buildings and multiple buildings on lots located on Heinz Road south of Paddock Boulevard, be approved. ATTACHMENTS: 1. Location Map 2. OPDH plan 3. Building Elevations 4. Applicant's statement 5. Previously approved site plan Approved by: ppdadrN n\stfrep\rez03-0004. doc KariTvranklin, Director Dep rtment of Planning and Community Development CITY OF I0IN CITY ON TFF15` Proctor < IN sT Gamble Whispering Warehouse Meadows AN K < Wetlond Pork RFBH io 0 c a a II� x III N lA z O ID -RSA RS8 II Al fD MR CT PADDOCK MCIE �_ O \ RegionoQ. l r \ ' I 4EiTlEW EN 0 ~ E15 W F o Q U _ a RS8 RFBH U F Y � U SITE LOCATION: Saddlebrook Addition Part 2 REZ03-00024 JA4 j a t Legal Dherrcrl�ttonl lot 7 and Lot 8 and porton of Lot 4 and Lot 6 of Saddl&mk Addtlm Part 2 to the City of Iowa City as recorded in Plat Boric 42 - Pages 246 & 2471ying in the W 112 NE 114 Section 25, T. 79 N„ R. 6 W., of the 5th PM-, Johnson County, Iowa, described as fdlwn; Begirrtng at the northeast corner of said Lot 7; twm S00°0221"E - 1039.77 feet th rm S67- 228-W - 315.94 feet; therhce westerly 376.07 feet along a 9M,00 foot radius curve corrave northerly Proj®ct. 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Bach uat MaM+dr a 7 ear garage NELSON DESIGN —P.L.C. — err w�.r,1 �Um PIN su-m-a°u ►m a► w-wn ft a1 j with a central angle of 22*33'S3" aryl a dhod of S79°02'46'W - 375.64 feet; thence N19°40'31'E -35.65 feet; Pat of Lab 4 td tterrm N00-59-52'W - 9352 feet; 6r ll0ki Z S Of thence N06"31'35'W - 49.83 feet; i�{dChl I the-oe N0714700'E - 546.33 fleet; AA&b- JpL 2 thence N10°21'31'E - 67.35 feet; thenoe northerly 83.25 feet along a 150.00 foot radius curve concave westerly I Wth a central angle of 31°47'54" and a dhord of N04°1520'W - e2.18 feet; thence N20-W17'W - 56b0 feet A., thence nertheasterhy 141.71 feet along a L14.00 foot radus curve ccr cave 1 northwesterly Wth a central ande of 71°1321" and a chord of N32`5736'E - \ I 132.76feet r thence N0 O20V W - 193.70 fleet; thence � thence nortrw+esterly 197.75 fleet along a 300.00 foot radus curve concave M souhwesterly Wth a central ante of 37°46'03" and a chord of N22'13'43"W - Q - -y feet t1 hence, N40°14'52'E - 159A4 thence N68°25'23'E - 24L00 feet ..- awl therhce S20°3109"E - 47,01 feet therhce S22°25'14"E -89.62 feet-} s thence S20°31UTE - 75.79 feet thence southerly 168.42 feet along a 470.00 hoot radius curve concave westerly with a central angle of 20 31'S3" and a chord of S10°15'12"E - 167.52 feet; r therhce S00"1D'45'W - 22.34 feet as w i ! th -m N89°57'39'E - 173.42 feet to the Point of Bepvning• f d a- LM 4,5. 6,1 Said Parcel contains 16.41 acres. an. -� 4!U ie11i- • Fit all .,;: ►�r�` `,fir ��, Loaatim Map Yr- Ml i� m��N,"ias Y'r I IIII\ N 19 ad. Slaw. 1' ° low N*d M~ L.we rrw,Yay"--a I a i • • The Paddock, LLC 805 S. Gilbert St. Iowa City Ia. 52240 Q Ph:319-354-1961 Fax: 319-351-0070� C7 0 Part of lots 4 and 6, lot 7 and lot 8 of Saddlebrook Addition Part 2 =tip t Statement of Intentr It is the intention of The Paddock, LLC to rezone part of lots 4 and 6, lot 7 and lot 8 of Saddlebrook Addition Part 2 from its current RFBH zoning to a PDH 12 zoning. The purpose of this rezoning is to allow the construction of 78 condominium units on these lots. Description of Development Saddlebrook is a 320 acre development located on Heinz Rd. on the SE side of Iowa City. Currently there are 4 different zones in the development plus 160 acres of preserved wetlands. Lot 1 is The Triple Crown Condominiums which is 156 quality built, affordable condo units selling for a base price of under $85,000. Lot 2 is The Mane Gate Apartments, 60 luxury apartments focusing on non - student residents who live and work in the Iowa City area. Both of these lots are zoned RM-20. Lot 5 is the Belmont Townhomes which is 26 townhome units currently under construction. These units are all 2-story and range in price from $135,000-$155,000. This lot is zoned PDH-12 Lots 3, 4, and 6-8 is The Paddock and is approximately 80 acres zoned RFBH. Lot 3 includes a 4,000 sq. ft. clubhouse that serves all of the residents of Saddlebrook plus 54 mini -storage units. Lots 4 and 6-8 are currently platted for 285 manufactured home sites. There is also 62 acres zoned RS-8 just to the West of lots 4 and 6. The concept plan in this application is approximately 16 acres, not including private streets or public right-of-ways and is currently zoned RFBH and is platted for manufactured homes. The concept calls for 27 2-unit condo buildings, 2 4-unit condo buildings and 2 8-unit condo buildings. Emphasis is placed on an attractive street front on Heinz Rd., the public street serving this area, and on eliminating the number of curb cuts and driveways along Heinz Rd. Included in the concept plan is an extensive trail system that will link up with the existing trails system in the Saddlebrook Development, a pond and a picnic area. There is adequate green space to serve this concept and the Saddlebrook development as a whole. The density is 4.8 units per Acre. The 8-plex buildings will feature units that have about 1,000 sq. ft. of living space, 2 bedrooms, 2 baths and a 2-car detached garage. The kitchens will feature a complete appliance package including a built-in microwave oven. The units include a washer/dryer hookup. These units will offer 1 level living. The 4-plex buildings will be 2-story townhome type units. They will be about 1450 sq. ft., 3 bedroom, 2 %2 bath and an attached 2-car garage. The kitchens will feature a complete appliance package including a built-in microwave oven. The units include a washer/dryer hookup. Each of these units has a large front porch. The duplex buildings will be combination of ranch style and 2-story. On the site plan, Type II, Type IV and Type V will be the ranch style and the Type I will be the 2-story. They will all feature 2-3 bedrooms, 2-2 % baths and an attached 2-car garage. Many will have front porches and some will have basements. They all will have kitchens that feature a complete appliance package including a built-in microwave oven. All units will have a washer/dryer hookup. The trail system will link the development along Heinz Rd. with the rest of development to the West, and as the 62 acres is developed the Saddlebrook trail system will eventually hook up with the City trail system. The pond will be stocked with a variety of fish and also serve as the water detention system for part of the Saddlebrook Development. All streets and access points are to be privately owned and maintained by the homeowners association except Heinz Rd., Shetland Lane and the part of Mustang Lane to the East of Heinz Rd. These 3 streets will be built by the developer and then be dedicated to the City. Heinz Rd. will be built to connect into the proposed parkway that runs between Mormon Trek and Scott Blvd. The parkway is slated to run along the south edge of the development in this area. All owners of units in this concept plan will have full rights to all of the Saddlebrook amenities, including the Clubhouse and the many activities that are part of the Saddlebrook Community. • The Paddock, LLC 805 S. Gilbert St. Iowa City Ia. 52240 Ph:319-354-1961 Fax:319-351-0070 Intended time schedule for completion Upon approval of the proposed project, it is the intent of the developers to begin the project immediately. Infrastructure work will begin as soon as weather allows in the spring of 2004, Heinz Rd. will be continued to the south and Mustang Ln. will be built to the east. Buildings will begin once infrastructure is complete and it is expected that the first units will be available for sale in the early winter of 2004. It is anticipated that the project will be absorbed in 4 years; therefore all units will be complete and sold by the fall of 2008. _ n N a w coo -� - TJ -G M j-ij rn The Paddock, LLC 805 S. Gilbert St. Iowa City Ia. 52240 a Ph:319-354-1961 Fax:319-351-0070 0 0 } Part of lots 4 and 6, lot 7 and lot 8 of Saddlebrook Addition Part 2 `— Statement as to why zone change is warranted > 'on of the Saddlebrook Development to provide to its residents a real sense of community 44 000 sq through clubhousecompletediversity an withand-amenities, a full The vast Area value in their housing choice and a lifestyle that is unique n the Iowa City kitchen, gathering room, conference room, fitness center and media room, walking trails throughout the development and the wetlands g 2 playground areas, a basketball court and ample green space we feel we offer an amenity package area, 2 ponds, a picnic shelter, affordableapartments for the professional person who is not second to none in this area. We currently offer 4 types of housing; luxury, P yet ready to buy a home, quality condo units under $85,000 for those buying their first home or others looking to downsize, large, single family manufactured homes for those that want and a m small living.can offer but ched home at an anleeds the con enien ee price and well oof condominium townhomes that are perfect for the person needing more than living. on of Saddlebrook by expanding This current concept plan, the Clubhouse Condos at Saddlebrook, will value allow us to lifestyletTradinue it onallneighborhood design is a popular the diversity of housing we offer, while at the same time providing placing ara es and driveways away from public streets and trend, and we have tried to follow those concepts in this site plan by p le een ace, a trail system, several outdoor meting areas designing homes with inviting front porches. We also have included amp green 11 ion the residents. such as playgrounds and picnic shelters and of course the community clubhouse, all of which promote tht a to improve the design to H-12 we were With the help and guidance of City Staff and abhe le to substanfialroposed gly reduce the nchange from umber of of cub cuts and driveways along Heinz Rd. and and diversity of housing in this area. We w ere we were also able to take an area that had no green space other than the pond and create several large open spaces, a trail system and a picnic shelter. in the The housing units will include a design that is a step up from the typica112-plex, 2 bedroom unit that has been very popular l. include 2 Iowa City area. These units will be a single level design in a l story graddefr th 4 units on each the current offeringsein theeIowalCity area, they will 2 bathrooms, a separate dining room and a 2-cargarage. While upgrade still be an affordable housing choice in a quality neighborhood. e. These exes r the 2 unit condo buildings will also be introduced to the Saddlebrook Development th frond back and side yards and theecarefre living convenience s phas and easy financing of fee simple ownership, the feel of a single y found in a condominium regime. The Clubhouse Condos at Saddlebrook will offer the residents of ail s s em. We feel the proposed a City several quality housing site plan meehoices to ts the �neds of all r needs, ng with an improved streetscape, more green space and an enhancedY parties involved and will continue to enhance the quality of housing in southeast Iowa City. Thank You for the consideration of our request. Steve Gordon General Manager AM Management The Paddock, LLC W,l ON MCI M 5� mum;. 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F!._FD 2003 OCT 30 AM 9: 4 7 CITY CI._E:F UVA CITY 1OVvA Type Y Frov�,t v'bew ® Copyright Ahmann Home Plans, Inc. Ahmann Design, Inc. 2202 Heritage Green Drive Hiawatha, IA 52233 14IM723-U52 k A Type I '033 OCT 30 AM 9: 47 CITY 101NA, cil-'K - 1�(' VIA 0 CorjrW Alhomam Home Plans, Inc. Ahnta.e DomiSi% Inc. 2202 Heritage Green Drive Ifflumalba. IA 52233 I-NO-725-6952 0 0 Type I Fro vet view CU C-I 71 -TI Ff 3:0 0 Copyright Ahmann Horne plans, Inc. Ahmann Design. Inc. m A&MICK itum w-- Grmn Drive HWwathk IA 52233 I-M725-0152 4 Type 1 �f6V'-z P-02 0( v,bew o � , W n� ® Copyright Ahmann Horne Plans, Inc. Ahmann Design, Inc. 2202 Heritage C,rftn Di,, Hiawztba, IA 52233 14IM7254952