Plan Commission Packet - 2/4/2014
CITY OF MUSKEGO
PLAN COMMISSION AGENDA
February 4, 2014
6:00 PM
Muskego City Hall, W182 S8200 Racine Avenue
CALL TO ORDER
PLEDGE OF ALLEGIANCE
ROLL CALL
STATEMENT OF PUBLIC NOTICE
APPROVAL OF THE MINUTES OF THE JANUARY 7, 2014 MEETING
CONSENT BUSINESS
Recommended for approval en gross.
RESOLUTION #P.C. 006-2014 - Recommendation to Common Council to Amend Chapter
14 Floodplain Zoning Ordinance of the City of Muskego.
NEW BUSINESS FOR CONSIDERATION
RESOLUTION #P.C. 007-2014 - Approval of an Amended Building, Site and Operation Plan
for Tudor Oaks Retirement Community located in the SW 1/4 of Section 12 (Tax Key Nos.
2207.999 & 2207.999.002 / S77 W12929 McShane Drive).
#P.C. 008-2014 - Discussion of a Conceptual Two Lot Land Division for the Belmore
property located in the NE 1/4 of Section 8 (Tax Key No. 2189.990.001 and 2189.991.001).
MISCELLANEOUS BUSINESS
ADJOURNMENT
NOTICE
IT IS POSSIBLE THAT MEMBERS OF AND POSSIBLY A QUORUM OF MEMBERS OF OTHER GOVERNMENTAL BODIES OF
THE MUNICIPALITY MAY BE IN ATTENDANCE AT THE ABOVE-STATED MEETING TO GATHER INFORMATION; NO ACTION
WILL BE TAKEN BY ANY GOVERNMENTAL BODY AT THE ABOVE-STATED MEETING OTHER THAN THE GOVERNMENTAL
BODY SPECIFICALLY REFERRED TO ABOVE IN THIS NOTICE.
ALSO, UPON REASONABLE NOTICE, EFFORTS WILL BE MADE TO ACCOMMODATE THE NEEDS OF DISABLED
INDIVIDUALS THROUGH APPROPRIATE AIDS AND SERVICES. FOR ADDITIONAL INFORMATION OR TO REQUEST THIS
SERVICE, CONTACT MUSKEGO COMMUNITY DEVELOPMENT DEPARTMENT, (262) 679-4136.
Unapproved
CITY OF MUSKEGO
PLAN COMMISSION MINUTES
January 7, 2014
6:00 PM
Muskego City Hall, W182 S8200 Racine Avenue
CALL TO ORDER
Mayor Chiaverotti called the meeting to order at 6:03 PM.
PLEDGE OF ALLEGIANCE
Those present recited the Pledge of Allegiance.
ROLL CALL
Present: Mayor Kathy Chiaverotti, Ald. Borgman, Commissioners Stinebaugh, Jacques, and
Bartlett. Also present: Director Muenkel and Recording Secretary McMullen. Excused:
Commissioners Hulbert and Buckmaster.
STATEMENT OF PUBLIC NOTICE
The meeting was properly noticed in accordance with the open meeting laws.
APPROVAL OF THE MINUTES OF THE NOVEMBER 5, 2013 MEETING.
Alderman Borgman made a motion to APPROVE THE MINUTES OF THE NOVEMBER
5, 2013 MEETING. Commissioner Bartlett seconded.
Motion Passed 5 in favor.
CONSENT BUSINESS
Recommended for approval en gross.
Commissioner Stinebaugh made a motion to approve the CONSENT BUSINESS
engross, Commissioner Jacques seconded.
Motion Passed 5 in favor.
RESOLUTION #P.C. 001-2014 - Approval for the sale of fireworks for Vince
and Heather Siegel at the Piggly Wiggly property lcoated in the SE 1/4 of
Section 8 (Tax Key No. 2192.973 / W189 S7847 Racine Ave).
RESOLUTION #P.C. 002-2014 - Approval for the sale of fireworks for Vince
and Heather Siegel at the Jetz Fuel property located in the SW 1/4 of Section
2 (Tax Key No. 2167.995.011 / S69 W15461 Janesville Road).
RESOLUTION #P.C. 003-2014 - Approval of an Accessory Building for the
Wegner property located in the NE 1/4 of Section 18 (Tax Key No.
2229.993.002 / W208 S8119 Hillendale Rd).
RESOLUTION #P.C.004-2014 - Approval of a Two Lot Certified Survey Map
for the Whitehouse property located in the NW 1/4 of Section 7 (Tax Key No.
2186.991 / W219 S7368 Crowbar Drive).
NEW BUSINESS FOR CONSIDERATION
RESOLUTION #P.C. 005-2014 - Approval of a Building, Site and Operation Plan Amendment
for the Richard Duranso property located in the NW 1/4 of Section 16 (Tax Key No.
2221.016.002 / Gemini Drive & Racine Ave.)
Commissioner Stinebaugh made a motion to approve RESOLUTION #P.C. 005-2014 -
Approval of a Building, Site and Operation Plan Amendment for the Richard Duranso
property located in the NW 1/4 of Section 16 (Tax Key No. 2221.016.002 / Gemini Drive
& Racine Ave.) Commissioner Jacques seconded.
Motion Passed 5 in favor.
MISCELLANEOUS BUSINESS
ADJOURNMENT
Commissioner Jacques made a motion to adjourn at 6:11 PM, Commissioner Bartlett
seconded.
Motion Passed 5 in favor.
Respectfully submitted,
Kellie McMullen,
Recording Secretary
City of Muskego
Plan Commission Supplement PC 006-2014
For the meeting of: February 4, 2014
REQUEST: Recommendation to Common Council to amend Chapter 14 Floodplain Zoning Ordinance
PETITIONER: City of Muskego
INTRODUCED: February 4, 2014
LAST AGENDA: N/A
PREPARED BY: Adam Trzebiatowski, AICP
DISCUSSION PC 006-2014
The City of Muskego is required to have a Floodplain Ordinance in order to be part of the NFIP (National
Flood Insurance Program). By participating in the NFIP the residents of Muskego are eli gible to get flood
insurance. One of the main conditions of the NFIP program is that the City must adopt the required
codes/regulations, as they are amended or revised, which in this case is before the effective date of the
new information (February 19, 2014).
The original Floodplain regulations and maps dated back to 1982 and in 2008 all of the regulations and
maps were redone, with minor amendments occurring within that time period. The revised Floodplain
Insurance Study (FIS) has been finalized by FEMA recently and now the City is required to update our
Floodplain Zoning Ordinance to reflect the new FIS and some other minor DNR required ordinance
amendments. The basic principles of the Floodplain Zoning Ordinance are not changing as part of these
required updates.
The public hearing for this ordinance amendment was held on January 28, 2014.
STAFF RECOMMENDATION PC 006-2014
Approval of Resolution PC 006-2014
RESOLUTION #P.C. 006-2014
RECOMMENDATION TO COMMON COUNCIL TO AMEND CHAPTER 14 (FLOODPLAIN ZONING)
OF THE MUNICIPAL CODE OF THE CITY OF MUSKEGO
WHEREAS, Chapter 14 of the Municipal Code regulates floodplain development within the City of Muskego, and
WHEREAS, The City of Muskego is required to have a Floodplain Ordinance in order to be part of the NFIP
(National Flood Insurance Program) and by participating in the NFIP the residents of Muskego are eligible to get
flood insurance, and
WHEREAS, One of the main conditions of the NFIP program is that the City must adopt the required
codes/regulations, as they are amended or revised, which in this case is before the effective date of the new
information (February 19, 2014), and
WHEREAS, The original Floodplain regulations and maps dated back to 1982 and in 2008 all of the regulations
and maps were redone, with minor amendments occurring within that time period, and
WHEREAS, The revised Floodplain Insurance Study (FIS) has been finalized by FEMA recently and now the City
is required to update our Floodplain Zoning Ordinance to reflect the new FIS and some other minor DNR required
ordinance amendments, and
WHEREAS, The basic principles of the Floodplain Zoning Ordinance are not changing as part of these required
updates, and
WHEREAS, The Floodplain Zoning Ordinance regulates the two areas of the floodplain known as the floodway
and the floodfringe, and
WHEREAS, A public hearing is scheduled to consider the amendm ents on January 28, 2014.
THEREFORE BE IT RESOLVED, That the Plan Commission recommends the proposed changes to Chapter 14
of the Municipal Code relating to floodplain regulations and mapping to the Common Council.
THEREFORE BE IT RESOLVED, That the Plan Commission recommends the attached changes to Chapter 14 of
the Municipal Code as attached.
Plan Commission
City of Muskego
Adopted:
Defeated:
Deferred:
Introduced: February 4, 2014
ATTEST: Kellie McMullen, Recording Secretary
CITY OF MUSKEGO
CHAPTER 14 - FLOODPLAIN ZONING ORDINANCE
(Ord. #____ – DATE)
1.0 STATUTORY AUTHORIZATION, FINDING OF FACT, STATEMENT OF PURPOSE,
TITLE AND GENERAL PROVISIONS. ........................................................................... 1
1.1 STATUTORY AUTHORIZATION .............................................................................. 1
1.2 FINDING OF FACT .................................................................................................. 1
1.3 STATEMENT OF PURPOSE .................................................................................... 1
1.4 TITLE ....................................................................................................................... 2
1.5 GENERAL PROVISIONS ......................................................................................... 2
2.0 GENERAL STANDARDS APPLICABLE TO ALL FLOODPLAIN DISTRICT ................... 6
2.1 HYDRAULIC AND HYDROLOGIC ANALYSES ........................................................ 7
2.2 WATERCOURSE ALTERATIONS ............................................................................ 7
2.3 CHAPTER 30, 31, WIS. STATS., DEVELOPMENT .................................................. 7
2.4 PUBLIC OR PRIVATE CAMPGROUNDS ................................................................. 8
3.0 FLOODWAY DISTRICT (FW) ........................................................................................ 9
3.1 APPLICABILITY ....................................................................................................... 9
3.2 PERMITTED USES .................................................................................................. 9
3.3 STANDARDS FOR DEVELOPMENTS IN THE FLOODWAY AREAS ...................... 9
3.4 PROHIBITED USES ................................................................................................11
4.0 FLOODFRINGE DISTRICT (FF) ...................................................................................11
4.1 APPLICABILITY ......................................................................................................11
4.2 PERMITTED USES .................................................................................................11
4.3 STANDARDS FOR DEVELOPMENT IN THE FLOODFRINGE AREAS ..................12
5.0 OTHER FLOODPLAIN DISTRICT (Ord. #1310 - 02-04-2010) ......................................14
5.1 ................... GENERAL FLOODPLAIN DISTRICT (GFP) (Ord. #1310 - 02-04-2010)
14
5.2 FLOOD STORAGE DISTRICT (Ord. #1310 - 02-04-2010) ......................................16
6.0 NONCONFORMING USES ...........................................................................................17
6.1 GENERAL ...............................................................................................................17
6.2 FLOODWAY DISTRICTAREAS ..............................................................................19
6.3 FLOODFRINGE DISTRICTAREAS .........................................................................20
6.4 ........................... FLOOD STORAGE DISTRICTAREAS (Ord. #1310 - 02-04-2010)
21
7.0 ADMINISTRATION ........................................................................................................21
7.1 ZONING ADMINISTRATOR ....................................................................................21
7.2 ZONING AGENCY ..................................................................................................28
7.3 BOARD OF ADJUSTMENT/APPEALS ....................................................................28
7.4 TO REVIEW APPEALS OF PERMIT DENIALS .......................................................31
7.5 FLOODPROOFING STANDARDS FOR NONCONFORMING STRUCT./USES ......32
7.6 PUBLIC INFORMATION ..........................................................................................33
8.0 AMENDMENTS .............................................................................................................33
8.1 GENERAL ...............................................................................................................33
8.2 PROCEDURES (Ord. #1310 02-04-2010) ...............................................................34
9.0 ENFORCEMENT AND PENALTIES ..............................................................................35
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10.0 DEFINITIONS ...............................................................................................................35
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CITY OF MUSKEGO
CHAPTER 14 - FLOODPLAIN ZONING ORDINANCE
(Ord. #____ – Date)
1.0 STATUTORY AUTHORIZATION, FINDING OF FACT, STATEMENT OF PURPOSE,
TITLE AND GENERAL PROVISIONS.
1.1 STATUTORY AUTHORIZATION
This zoning ordinance is adopted pursuant to the authorization in ss. 61.35 and 62.23,
for villages and cities; 59.69, 59.692 and 59.694 for counties; and s. 87.30, Wis. Stats.
1.2 FINDING OF FACT
Uncontrolled development and use of the floodplains, and rivers or streams of this
municipality would impair adversely affect the public health, safety, convenience,
general welfare, and impair the tax base.
1.3 STATEMENT OF PURPOSE
ToThis ordinance is intended to regulate floodplain development to: in flood hazard
areas to protect life, health and property the governing body does ordain:
The purpose of these rules is to provide a uniform basis for the preparation,
implementation and administration of sound floodplain regulations for all floodplains
within the municipality to:
(1) Protect life, health and property;
(2) Minimize expenditures of public funds monies for costly flood control projects;
(3) Minimize rescue and relief efforts, generally undertaken at the expense of the
taxpayers paying public;
(4) Minimize business interruptions and other economic disruptions, which usually
result in the loss of local incomes;
(5) Minimize damage to public facilities in on the floodplains such as water mains,
sewer lines, streets and bridges;
(6) Minimize the occurrence of future flood blight areas on in the floodplains;
(7) Discourage the victimization of unwary land and homebuyers;
(7)(8) Prevent increases in regional flood heights that could increase flood damage and
may result in conflicts or litigation between property owners.; and
(8) Discourage the victimization of unwary land and homebuyers
(9) Discourage development in a floodplain if there is any practicable alternative to
locate the activity, use or structure outside of the floodplain.
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1.4 TITLE
This ordinance shall be known as the Floodplain Zoning Ordinance for the City of
Muskego, Wisconsin.
1.5 GENERAL PROVISIONS
(1) AREAS TO BE REGULATED
This ordinance regulates all areas that would be covered by the regional flood or
base flood as shown on the Flood Insurance Rate Map (FIRM) or other maps
approved by the DNR. Note: Base flood elevations are derived from the flood
profiles in the Flood Insurance Study (FIS) and are shown as AE, A1-30, and AH
Zones on the FIRM. Other regulatory zones are displayed as A and AO zones.
Regional fFlood eElevations (RFE) may be derived from other studies. If more
than one map or revision is referenced, the most restrictive information shall
apply. Areas covered by the base flood are identified as A-Zones on the Flood
Insurance Rate Map.
(2) OFFICIAL MAP & REVISIONS (Ord. #1323 - 7-01-2010)
The boundaries of all floodplain districts are designated as A, AE, AH, AO or A1-
30 on the maps based on the Flood Insurance Study (FIS) listed below.
floodplains or A-Zones on the maps listed below and the revisions in the City of
Muskego Floodplain Appendix. Any change to the base flood elevations (BFE)
or any changes to the boundaries of floodplain or floodway in the Flood
Insurance Study (FIS) or on the Flood Insurance Rate Map (FIRM) must be
reviewed and approved by the DNR and FEMA through a Letter of Map Change
process (see s. 8.0 Amendments) before it is effective. No changes to regional
flood elevations (RFE's) on non-FEMA maps shall be effective until approved by
the DNR. These maps and revisions are on file in the office of the
PlanningCommunity Development Department, City of Muskego. If more than
one map or revision is referenced, the most restrictive information shall apply.
(Ord. #1288 - 12-24-2008)
OFFICIAL MAPS: Based on FIS
(a) OFFICIAL MAPS : Based on the FIS:
1. Flood Insurance Rate Map (FIRM), panel numbers 55133C0339F,
55133C0342F, 55133C0343F, 55133C0344F, 55133C0361F,
55133C0362F, 55133C0363F, 55133C0364F, 55133C0452F,
55133C0454F, 55133C0456F, 55133C0457F, 55133C0458F,
55133C0459F, 55133C0476F, 55133C0477F, and 55133C0478F
dated November 19, 2008; with corresponding profiles that are based
on the Flood Insurance Study (FIS) dated February 19,
2014November 19, 2008, volume numbers 55133CV001AB,
55133CV002B, and 55133CV003B-003A;
Approved by: The DNR and FEMA
(b) 2. Letter of Map Revision (LOMR) updating the Special Flood
Hazard Area boundaries along the Unnamed Tributary to Muskego
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Canal on the FIRM maps for panel numbers 55133C0343F and
55133C0344F, effective as of September 30, 2009.
Approved by: The DNR and FEMA
(c) 3. Letter of Map Revision based upon Fill (LOMR-F), Case
No. 10-05-2842A, updating the Special Flood Hazard Area
boundaries along the Quietwood Creek on Lots 10-15 within the
Northfield Green Subdivision on the FIRM maps for panel number
55133C0361F, effective as of April 8, 2010.
Approved by: The DNR and FEMA
(b) OFFICIAL MAPS: Based on other studies.
In addition thereto;
(d) 1. The boundary of the floodplain districts including the floodway,
floodfringe and other floodplain districts, for the area south of the
Little Muskego Lake Dam are those areas designated as floodplain
and floodway along the Muskego Canal on the following map: 100
Year Floodplain/Floodway Muskego Canal prepared by Ruekert &
Mielke, the City’s consulting engineers.
This map, dated February 1998, is the official Floodplain Zoning Map
and has been approved by the Department of Natural Resources, and
is on file in the office of the Clerk-Treasurer. (Ord. #945 - 03-05-98)
2. (e) The boundary of the floodplain districts including the floodway,
floodfringe and other floodplain districts, are those areas designated
as floodplain districts on a map prepared by Pioneer Engineering and
Surveying.
This map, dated May 14, 1993, is the official Floodplain Zoning Map
and has been approved by the Department of Natural Resources, and
is on file in the office of the City Clerk. (Ord. #806 - 08-05-93)
3. (f) The boundary of the floodplain district including the floodway,
floodfringe and other floodplain districts for areas within the
boundaries of a parcel described as Tax Key Numbers 2174.112,
2174.114, and 2174.178 are those areas as designated as floodplain
districts on a map prepared by Ruekert and Mielke Inc.
The boundary of the floodplain district including the floodway,
floodfringe, and other floodplain districts for the areas excluded from
the boundaries of a parcel described as Tax Key Numbers 2174.195,
2174.109.001 and 2174.945 as those areas designated to be outside
of this floodplain district or A-Zones on a map prepared by Ruekert
and Mielke Inc.
This map, dated November 14, 2000, and further updated on March
27. 2001, is the official Floodplain Zoning Map and has been
approved by the Department of Natural Resources, and is on file in
the Office of the Clerk-Treasurer. (Ord. #1032 – 11-22-2000)
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(g) 4. Flood Storage Maps for Waukesha County, panel numbers 9 and
10, dated November 19, 2008. Approved and prepared by the DNR.
(Ord. #1310 – 02-04-2010)
(3) ESTABLISHMENT OF FLOODPLAIN ZONING DISTRICTS
The regional floodplain areas are hereby divided into three districtsfour
districts defined in s. 10.1 and as follows:
(a) The Floodway District (FW), consists of is the channel of a river or
stream and those portions of the floodplain adjoining the channel
required to carry the regional flood waters and are contained
within AE Zones as shown on the FIRM.
(b) The Floodfringe District (FF) consists of is that portion of the
floodplain between the regional flood limits and the floodway and
displayed as AE Zones as shown on the FIRM.
(c) The General Floodplain District (GFP) consists of all areas which
have been or may be hereafter is those areas that may be
covered by flood water during the regional flood and does not a
BFE or floodway boundary determined, including A, AH and AO
zones on the FIRM. It included both the floodway and floodfringe
districts.
(d) The Flood Storage District (FSD) is that area of the floodplain
where storage of floodwaters is calculated to reduce the regional
flood discharge. (Ord. #1310 – 02-04-2010)
(4) LOCATING FLOODPLAIN BOUNDARIES
Discrepancies between boundaries on the official floodplain zoning map
and actual field conditions shall be resolved using the criteria in subd.
paragraphs (a) or (b) below. If a significant difference exists, the map
shall be amended according to s. 8.0 Amendments. The zoning
administrator can rely on a boundary derived from a profile elevation to
grant or deny a land use permit, whether or not a map amendment is
required. The zoning administrator shall be responsible for documenting
actual pre-development field conditions and the basis upon which the
district boundary was determined and for initiating any map amendments
required under this section. Disputes between the zoning administrator
and an applicant over the district boundary line shall be settled according
to s. 7.3(3) and the criteria in (a) and (b) below. Where the flood profiles
are based on established base flood elevations from a FIRM, FEMA must
approve any map amendments or revisions pursuant to s. 8.0
Amendments.
(a) If flood profiles exist, the map scale and the profile elevations
shall determine the district boundary. The regional or base flood
elevations shall govern if there are any discrepancies.
(b) Where flood profiles do not exist for projects, the location of the
boundary shall be determined by the map scale., visual on-site
inspection and any information provided by the Department.
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Note: Where the flood profiles are based on established base flood
elevations from a FIRM, FEMA must also approve any map amendment
pursuant to s. 8.1 (6).
(5) REMOVAL OF LANDS FROM FLOODPLAIN
Compliance with the provisions of this ordinance shall not be grounds for
removing land from the floodplain unless it is filled at least two feet above
the regional or base flood elevation, the fill is contiguous to land outside
the floodplain, and the map is amended pursuant to s. 8.0 Amendments.
Note: This procedure does not remove the requirements for the
mandatory purchase of flood insurance. The property owner must
contact FEMA to request a Letter of Map Change (LOMC).
(6) COMPLIANCE
Any development or use within the areas regulated by this ordinance
shall be in compliance with the terms of this ordinance, and other
applicable local, state, and federal regulations.
(7) MUNICIPALITIES AND STATE AGENCIES REGULATED
Unless specifically exempted by law, all cities, villages, towns and
counties are required to comply with this ordinance and obtain all
necessary permits. State agencies are required to comply if s. 13.48(13),
Stats., applies. The construction, reconstruction, maintenance and repair
of state highways and bridges by the Wisconsin Department of
Transportation are exempt when s. 30.2022, Stats., applies.
(8) ABROGATION AND GREATER RESTRICTIONS
(a) This ordinance supersedes all the provisions of any municipal
zoning ordinance enacted under s. 59.69, 59.692 or 59.694 for
counties; s. 62.23 for cities; or s. 61.35 for villages; or s. 87.30,
Wis. Stats., which relate floodplains. If another ordinance is more
restrictive than this ordinance, thatA more restrictive ordinance
shall continue in full force and effect to the extent of the greater
restrictions, but not otherwise.
(b) This ordinance is not intended to repeal, abrogate or impair any
existing deed restrictions, convents or easements. However,
where thisIf this ordinance imposes greater restrictions, the
provisions of this ordinance shall prevail.
(9) INTERPRETATION
In their interpretation and application, the provisions of this ordinance
shall be held to be minimum requirements liberally construed in favor of
the governing body, and shall not be deemed not a limitation on or repeal
of any other powers granted by the Wisconsin Statutes. If a provision of
this ordinance, required by ch. NR 116, Wis. Adm. Code, is unclear, the
provision shall be interpreted in light of the standards in effect on the date
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of the adoption of this ordinance or in effect on the date of the most
recent text amendment to this ordinance.
(10) WARNING AND DISCLAIMER OF LIABILITY
The flood protection standards in this ordinance are based on
engineering experience and scientific research. Larger floods may occur
or the flood height may be increased by man-made or natural causes.
This ordinance does not imply or guarantee that non-floodplain areas or
permitted floodplain uses will be free from flooding and flood damages.
NorThe ordinance does not this ordinance create liability on the part of, or
a cause of action against, the municipality or any officer or employee
thereof for any flood damage that may result from reliance on this
ordinance.
(11) SEVERABILITY
Should any portion of this ordinance be declared unconstitutional or
invalid by a court of competent jurisdiction, the remainder of this
ordinance shall not be affected.
(12) ANNEXED AREAS FOR CITIES AND VILLAGES
The Waukesha County floodplain zoning provisions in effect on the date
of annexation shall remain in effect and shall be enforced by the
municipality for all areas annexed by the municipality until the municipality
adopts and enforces an ordinance which meets the requirements of ch.
NR 116, Wis. Adm. Code and 44 CFR 59-72, the National Flood
Insurance Program (NFIP). These annexed lands are described on the
municipality’s official zoning map. County floodplain zoning provisions
are incorporated by reference for the purpose of administering this
section and are on file in the office of the municipal zoning administrator.
All plats or maps of annexation shall show the regional flood elevation
and the location of the floodway location.
(13) GENERAL DEVELOPMENT STANDARDS
The community shall review all permit applications to determine whether the proposed building
sites will be reasonably safe from flooding. If a proposed building site is in a flood-prone area,
all new construction and substantial improvements shall be designed or modified and
adequately anchored to prevent flotation, collapse, or lateral movement of the structure
resulting from hydrodynamic and hydrostatic loads; be constructed with materials resistant to
flood damage; be constructed by methods and practices that minimize flood damages; and be
constructed with electrical, heating, ventilation, plumbing, and air conditioning equipment and
other service facilities designed and/or located so as to prevent water from entering or
accumulating within the components during conditions of flooding. Subdivisions shall be
reviewed for compliance with the above standards. All subdivision proposals (Including
manufactures home parks) shall include regional flood elevation and floodway data for any
development that meets the subdivision definition of this ordinance.
2.0 GENERAL STANDARDS APPLICABLE TO ALL FLOODPLAIN DISTRICT
The community shall review all permit applications to determine whether the proposed
building sites will be reasonably safe from flooding. If a proposed building site is in a
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flood-prone area, all new construction and substantial improvements shall be designed
and anchored to prevent flotation, collapse, or lateral movement of the structure
resulting from hydrodynamic and hydrostatic loads; be constructed with flood-resistant
materials; be constructed to minimize flood damages and to ensure that utility and
mechanical equipment is designed and/or located so as to prevent water from entering
or accumulation within the equipment during conditions of flooding.
Subdivisions shall be reviewed for compliance with the above standards. All subdivision
proposals (Including manufactures home parks) shall include regional flood elevation
and floodway data for any development that meets the subdivision definition of this
ordinance and all other requirements in s. 7.1(2). Adequate drainage shall be provided
to reduce exposure to flood hazards and all public utilities and facilities, such as sewer,
gas, electrical, and water systems are located and constructed to minimize or eliminate
flood damages.
2.1 HYDRAULIC AND HYDROLOGIC ANALYSES
(1) Except as allowed in par. (3) below, nNo floodplain development shall:
(a) Obstruct flow, defined as any development which blocks the conveyance
of floodwaters by itself or with other development, causing any increase
in the increasing regional flood height; or
(b) Increasing Cause any increase in the regional flood height due to
floodplain storage area lost., which equals or exceeds 0.01 foot;
(2) The zoning administrator shall deny permits if it is determined the proposed
development will obstruct flow or increase in the regional flood heights of 0.01
foot or more, based on the officially adopted FIRM or other adopted map, unless
the provisions of s. 8.0 Amendmentssub. (3) are met.
(2) Obstructions or increases equal to or greater that 0.01 foot may only be
permitted if amendments are made to this ordinance, the official floodplain
zoning maps, floodway lines and water surface profiles, in accordance with s.
8.0.
2.2 WATERCOURSE ALTERATIONS
No land use permit to alter or relocate a watercourse in a mapped floodplain shall be
issued until the local official has notified in writing all adjacent municipalities, the
Department and FEMA regional offices, and required the applicant to secure all
necessary state and federal permits. The standards of s. 2.1 must be met and the flood
carrying capacity of any altered or relocated watercourse shall be maintained. The flood
carrying capacity of any altered or relocated watercourse shall be maintained. As soon
as is practicable, but not later than six months after the date of the watercourse
alteration or relocation, the zoning administrator shall notify FEMA of the changes by
submitting appropriate technical or scientific data in accordance with NFIP guidelines
that shall be used to revise the FIRM, risk premium rates and floodplain management
regulations as required.
2.3 CHAPTER 30, 31, WIS. STATS., DEVELOPMENT
Development which required a permit from the Department of Natural Resources, under
chs. 30 and 31, Stats., such as docks, piers, wharves, bridges, culverts, dams and
navigational aids, may be allowed provided the necessary local permits are obtained
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and necessary amendments to the official floodway lines, water surface profiles, BFE's
established in the FIS, or other data from the officially adopted FIRM, or other floodplain
zoning maps or floodplain zoning ordinance, are made according to s. 8.0 Amendments.
2.4 PUBLIC OR PRIVATE CAMPGROUNDS
Public or private campgrounds shall have a low flood damage potential and shall meet
the following provisions:
(1) The campground is approved by the Department of Health and Family Services;.
(2) A land use permit for the campground is issued by the zoning administrator;.
(3) The character of the river system and the elevation are of the campground is such
that a 72-hour warning of an impending flood can be given to all campground
occupants;.
(4) There is an adequate flood warning procedure for the campground that offers the
minimum notice required under this section to all persons in the campground. This
procedure shall include a written agreement between the campground owner, the
municipal emergency government coordinator and the chief law enforcement
official which specifies the flood elevation at which evacuation shall occur,
personnel responsible for monitoring flood elevations, types of warning systems to
be used and the procedures for notifying at-risk parties, and the methods and
personnel responsible for conducting the evacuation;.
(5) This agreement shall be for no more than one calendar year, at which time the
agreement shall be reviewed and updated - by the officials identified in sub. (4) - to
remain in compliance with all applicable regulations, including those of the state
dDepartment of hHealth and family sServices and all other applicable regulations;.
(6) Only camping units that are fully licensed, if required, and ready for highway use
are allowed;.
(7) The camping units mayshall not occupy any site in the campground for more than
180 consecutive days, at which time the camping unit must be removed from the
floodplain for a minimum of 24 hours;.
(8) All camping units that remain on site for more than 30 days shall be issued a
limited authorization by the campground operator, a written copy of which is kept
on file at the campground. Such authorization shall allow placement of a camping
unit for a period not to exceed 180 days and shall ensure compliance with all the
provisions of this section;.
(9) The municipality shall monitor the limited authorizations issued by the campground
operator to assure compliance with the terms of this section;.
(10) All camping units that remain in place for more than 180 consecutive days must
meet the applicable requirements in either s. 3.0, or s. 4.0 or 5.0 for the floodplain
district in which the structure is located;.
(11) The campground shall have signs clearly posted at all entrances warning of the
flood hazard and the procedures for evacuation when a flood warning is issued;.
and
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(12) All service facilities, including but not limited to refuse collection, electrical service,
natural gas lines, propane tanks, sewage systems and wells shall be properly
anchored and placed at or floodproofed to the flood protection elevation.
3.0 FLOODWAY DISTRICT (FW)
3.1 APPLICABILITY
The section applies to all floodway areas on the floodplain zoning maps and those
identified pursuant to s. 5.41(4). (Ord. #1310 – 02-04-2010)
3.2 PERMITTED USES
The following open space uses are allowed in the fFloodway dDistrict and the floodway
areas portion of the gGeneral fFloodplain dDistrict, providingif:
- they are not prohibited by any other ordinance;
- they meet the standards in s. 3.3 and 3.4; and
- all permits or certificates have been issued according to s. 7.1:
(1) Agricultural uses, such as: farming, outdoor plant nurseries, horticulture,
viticulture and wild crop harvesting.
(2) Nonstructural industrial and commercial uses, such as loading areas, parking
areas, and airport landing strips.
(3) Nonstructural recreational uses, such as golf courses, tennis courts, archery
ranges, picnic grounds, boat ramps, swimming areas, parks, wildlife and nature
preserves, game farms, fish hatcheries, shooting, trap, and skeet activities,
hunting and fishing areas, and hiking and horseback riding trails, subject to fill
limitations of s. 3.3(4).
(4) Uses or structures accessory to open space uses, or classified as historic
structures that comply with ss. 3.3 and 3.4.
(5) Extraction of sand, gravel or other materials according to s. 3.3(4).
(6) Functionally water-dependent uses, such as docks, piers or wharves, dams,
flowage areas, culverts, navigational aids and river crossings of transmission
lines, and pipelines, according to chs. 30 and 31, Stats.
(7) Public utilities, streets and bridges, according to s. 3.3(3).
3.3 STANDARDS FOR DEVELOPMENTS IN THE FLOODWAY AREAS
(1) GENERAL
(a) Any development in the floodway areas shall comply with s. 2.0 and have
low flood damage potential.
(b) Applicants shall provide the following data to determine the effects of the
proposal according to s. 2.1:
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1. A cross-section elevation view of the proposal, perpendicular to
the watercourse, showing indicating whether if the proposed
development will obstruct flow; or
2. An analysis calculating the effects of this proposal on regional
flood height.
(c) The zoning administrator shall deny the permit application where it is
determined if the project will cause any increase in the flood elevations
upstream or downstream 0.01 foot or more, based on the data submitted
for subd. par. (b), above.
(2) STRUCTURES
Structures accessory to permanent open space uses or functionally dependent
on a waterfront location may be allowed by permit if the structures comply with
the following criteria:
(a) The structure is nNot designed for human habitation, and does not have
a high flood damage potential and is constructed to minimalize flood
damage;.
(a)(b) Shall have a minimum of two openings on different walls having a total
net area not less than one square inch for every square foot of enclosed
area, and the bottom of all such openings being no higher than one foot
above grade. The openings shall be equipped with screens, louvers, or
other coverings or devices provided that they permit the automatic entry
and exit of floodwaters.
(b)(c) It mMust be anchored to resist flotation, collapse, and lateral movement;
(c)(d) Mechanical and utility equipment must be elevated or flood proofed to or
above the flood protection elevation Regional Flood Elevation; and
(d)(e) It must not obstruct flow of flood waters or cause any increase in flood
levels during the occurrence of the Rregional Fflood.
(3) PUBLIC UTILITIES, STREETS, AND BRIDGES
Public utilities, streets and bridges may be allowed by permit, provided thatif:
(a) Adequate floodproofing measures are provided to the flood protection
elevation; and
(b) Construction meets the development standards of s. 2.1.
(4) FILLS OR DEPOSITION OF MATERIALS
Fills or deposition of materials may be allowed by permit, if:
(a) The requirements of s. 2.1 are met;
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(b) No material is deposited in the navigable waters channel unless a permit
is issued by the Department pursuant to ch. 30, Stats., and a permit
pursuant to s. 404 of the Federal Water Pollution Control Act,
Amendments of 1972, 33 U.S.C. 1344 has been issued, if applicable, and
the other requirements of this section are met;
(c) The fill or other materials will be protected against erosion by riprap,
vegetative cover, sheet piling or bulkheading; and
(d) The fill is not classified as a solid or hazardous material.
3.4 PROHIBITED USES
All uses not listed as permitted uses in s. 3.2 are prohibited including the following uses:
(1) Habitable structures, structures with high flood damage potential, or those not
associated with permanent open-space uses;
(2) Storing materials that are buoyant, flammable, explosive, injurious to property,
water quality, or human, animal, plant, fish or other aquatic life;
(3) Uses not in harmony with or detrimental to uses permitted in the adjoining districts;
(4) Any private or public sewage systems, except portable latrines that are removed
prior to flooding and systems associated with recreational areas and Department-
approved campgrounds that meet the applicable provisions of local ordinances and
ch. SPS 383COMM 83, Wis. Adm. Code.
(5) Any public or private wells, which are used to obtain potable water, except those for
recreational areas that meet the requirements of local ordinances and chs. NR 811
and NR 812, Wis. Adm. Code;
(6) Any solid or hazardous waste disposal sites;
(7) Any wastewater treatment ponds or facilities, except those permitted under s. NR
110.15(3)(b), Wis. Adm. Code; and
(8) Any sanitary sewer or water supply lines, except those to service existing or
proposed development located outside the floodway, which complies with the
regulations for the floodplain area occupied.
4.0 FLOODFRINGE DISTRICT (FF)
4.1 APPLICABILITY
This section applies to all floodfringe area shown on the floodplain zoning maps and
those identified pursuant to s. 5.4.1(4). (Ord. #1310 – 02-04-2010)
4.2 PERMITTED USES
Any structure, land use, or development is allowed in the fFloodfringe dDistrict if the
standards in s. 4.3 are met, the use is not prohibited by this or any other ordinance or
regulation and all permits or certificates specified in s. 7.1 have been issued.
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4.3 STANDARDS FOR DEVELOPMENT IN THE FLOODFRINGE AREAS
S. 2.1 shall apply in addition to the following requirements according to the use
requested. Any existing structure in the floodfringe must meet the requirements of s.
6.0 Nonconforming Uses;
(1) RESIDENTIAL USES
Any habitable structure, including a manufactured home, which is to be erected,
newly constructed, reconstructed, altered, or moved into the floodfringe, area
shall meet or exceed the following standards.; Any existing structures in the
floodfringe must meet the requirements of s. 6.0 Nonconforming Uses;
(a) The elevation of the lowest floor excluding the basement or crawlway,
shall be at or above the flood protection elevation on fill unless the
requirements of s. 4.3(1)(b) can be met. The fill shall be one foot or more
above the regional flood elevation extending at least 15 feet beyond the
limits of the structure. The Department may authorize other floodproofing
measures if the elevations of existing streets or sewer lines makes
compliance with the fill standards impractical;
(b) The basement or crawlway floor may be placed at the regional flood
elevation if it is dry floodproofed to the flood protection elevation. No
basement or crawlway floor is allowed below the regional flood elevation;
(c) Contiguous dry land access shall be provided from a structure to land
outside of the floodplain, except as provided in subd.par. (d).
(d) In developments where existing streets or sewer line elevations make
compliance with subd.par. (c) impractical, the municipality may permit
new development and substantial improvements where access roads are
at or below the regional flood elevation, if:
1. The municipality has written assurance from police, fire and
emergency services that rescue and relief will be provided to the
structure(s) by wheeled vehicles during a regional flood event; or
2. The municipality has a DNR-approved emergency evacuation
plan. natural disaster plan approved by Wisconsin Emergency
Management and the Department.
(2) ACCESSORY STRUCTURES OR USES
Accessory structures shall be constructed on fill with the lowest flood at or above
the regional flood elevation.
(a) Except as provided in par. (b), an accessory structure which is not
connected to a principal structure may be constructed with its lowest floor
at or above the Regional Flood Elevation.
(b) An accessory structure which is not connected to the principal structure
and which is less than 600 square feet in size and valued at less than
$10,000 may be constructed with its lowest floor no more than two feet
below the regional flood elevation if it is subject to flood velocities of no
more than two feet per second and that it meets all of the provisions of
Sections 3.3 (2) (a), (b), (c) and (d), and 4.3 (5) below.
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(3) COMMERCIAL USES
: Any commercial structure which is erected, altered or moved into the
floodfringe area shall meet the requirements of s. 4.3(1). Subject to the
requirements of S. 4.3(5), storage yards, surface parking lots and other such
uses may be placed at lower elevations if an adequate warning system exists to
protect life and property.
(4) MANUFACTURING AND INDUSTRIAL USES:
Any manufacturing or industrial structure which is erected, altered or moved into
the floodfringe area shall have the lowest floor elevated to or above be protected
to the flood protection elevation or meet the floodproofing standards in s. 7.5.
using fill, levees, floodwalls, or other flood proofing measures in s. 7.5. Subject
to the requirements of s. 4.3(5) , storage yards, surface parking lots and other
such uses may be placed at lower elevations if an adequate warning system
exists to protect life and property.
(5) STORAGE OF MATERIALS:
Materials that are buoyant, flammable, explosive, or injurious to property, water
quality or human, animal, plant, fish or aquatic life shall be stored at or above the
flood protection elevation or floodproofed in compliance with s. 7.5. Adequate
measures shall be taken to ensure that such materials will not enter the water
body during flooding.
(6) PUBLIC UTILITIES, STREETS AND BRIDGES:
All utilities, streets and bridges shall be designed to be compatible with
comprehensive floodplain development plans; and
(a) When failure of public utilities, streets and bridges would endanger public
health or safety, or where such facilities are deemed essential,
construction or repair of and substantial improvements toof such facilities
shall may only be permitted if they are designed to comply floodproofed
in compliance with s. 7.5. to the flood protection elevation;
(b) Minor roads or non-essential utilities may be constructed at lower
elevations if they are designed to withstand flood forces to the regional
flood elevation.
(7) SEWAGE SYSTEMS
: All on-site sewage disposal systems shall be designed to minimize or eliminate
infiltration of flood waters into the system floodproofed, pursuant to s. 7.5(3), to
the flood protection elevation and shall meet the provisions of all local
ordinances and ch. SPS 383COMM 83, Wis. Adm. Code.
(8) WELLS:
All wells shall be designed to minimize or eliminate infiltration of flood waters into
the system floodproofed, pursuant to s. 7.5(3), to the flood protection elevation
and shall meet the applicable provisions of chs. NR 811 and NR 812, Wis. Adm.
Code.
(9) SOLID WASTE DISPOSAL SITES:
Disposal of solid or hazardous waste is prohibited in floodfringe areas.
(10) DEPOSITION OF MATERIALS:
Any deposited materials must meet all the provisions of this ordinance.
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(11) MANUFACTURED HOMES
(a) Owners or operators of all manufactured home parks and subdivisions
shall provide adequate surface drainage to minimize flood damage, and
prepare, secure approval and file an evacuation plan, indicating vehicular
access and escape routes, with local emergency management
authorities.
(b) In existing manufactured home parks, all new homes, replacement
homes on existing pads, and substantially improved homes shall:
1. have the lowest floor elevated to the flood protection elevation; and
2. be anchored so they do not float, collapse or move laterally during a
flood.
(c) Outside of existing manufactured home parks, including new
manufactured home parks and all single units outside of existing parks,
all new, replacement and substantially improved manufactured homes
shall meet the residential development standards for the floodfringe in s.
4.3(1).
(12) MOBILE RECREATIONAL VEHICLES
All mobile recreational vehicles that are on site for 180 consecutive days or more
or are not fully licensed and ready for highway use shall meet the elevation and
anchoring requirements in s. 4.3 (11)(b) and (c). A mobile recreational vehicle is
ready for highway use if it is on its wheels or jacking system, is attached to the
site only by quick-disconnect utilities and security devices and has no
permanently attached additions.
5.0 OTHER FLOODPLAIN DISTRICT (Ord. #1310 - 02-04-2010)
Other floodplain districts may be established under the ordinance and reflected on the
floodplain zoning map. These districts may include general floodplain districts and flood
storage districts.
5.1 GENERAL FLOODPLAIN DISTRICT (GFP) (Ord. #1310 - 02-04-2010)
(1) APPLICABILITY
The provisions for this district shall apply to all floodplains mapped as A, AO or
AH zones. for which flood profiles are not available or where flood profiles are
available but floodways have not been delineated. Floodway and floodfringe
districts shall be delineated when adequate data is available.
(2) PERMITTED USES
Pursuant to s. 5.1(4), it shall be determined whether the proposed use
is located within a floodway or floodfringe area.
Those uses permitted in fFloodway (s. 3.2) and fFloodfringe areas (s. 4.2)
Districts are allowed within the gGeneral fFloodplain dDistrict, according to the
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standards of s. 5.31(3), provided that all permits or certificates required under s.
7.1 have been issued.
(3) STANDARDS FOR DEVELOPMENT IN THE GENERAL FLOODPLAIN DISTRICT
S. 3.0 applies to floodway areas, s. 4.0 applies to floodfringe areas. The rest of
this ordinance applies to either district.
(a) In AO/AH Zones the structure’s lowest floor must meet one of the
conditions listed below whichever is higher:
1. at or above the flood protection elevation; or
2. two (2) feet above the highest adjacent grade around the
structure; or
3. the depth as shown on the FIRM.
(a)(b) In AO/AH zones, provided plans showing adequate drainage paths to
guide floodwater around structure.
(4) DETERMINING FLOODWAY AND FLOODFRINGE LIMITS
Upon receiving an application for development within the general floodplain
district, the zoning administrator shall:
(a1) Require the applicant to submit two copies of an aerial photograph or a
plan which shows the proposed development with respect to the general
floodplain district limits, stream channel, and existing floodplain
developments, along with a legal description of the property, fill limits and
elevations, building floor elevations and flood proofing measures; and the
flood zone as shown on the FIRM.
(b2) Require the applicant to furnish any of the following information deemed
necessary by the Department to evaluate the effects of the proposal upon
flood height and flood flows, regional flood elevation and to determine
floodway boundaries.:
(1.a) A Hydrologic and Hydraulic Study as specified in s. 7.1(2)(c).A
typical valley cross-section showing the channel of the stream, the
floodplain adjoining each side of the channel, the cross-sectional
area to be occupied by the proposed development, and all historic
high water information;
(2.b) Plan (surface view) showing elevations or contours of the ground;
pertinent structure, fill or storage elevations; size, location and
layout spatial arrangement of all proposed and existing structures
on the site; location and elevations of streets, water supply, and
sanitary facilities; soil types and other pertinent information;
(c) Profile showing the slope of the bottom of the channel or flow line of the
stream;
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(3.d) Specifications for building construction and materials, flood
proofing, filling, dredging, channel improvement, storage of
materials, water supply and sanitary facilities.
(3) Transmit one copy of the information described in pars. (1) and (2) to the
Department Regional office along with a written request for technical assistance
to establish regional flood elevations and, where applicable, floodway data.
Where the provisions of s. 7.1(2)(c) apply, the applicant shall provide all required
information and computations, to delineate floodway boundaries and the effects
of the project on flood elevations.
5.2 FLOOD STORAGE DISTRICT (Ord. #1310 - 02-04-2010)
The flood storage district delineates that portion of the floodplain where storage of
floodwaters has been taken into account and is relied upon to reduce the regional flood
discharge. The district protects the flood storage areas and assures that any
development in the storage areas will not decrease the effective flood storage capacity,
which would cause higher flood elevations.
(1) APPLICABILITY
The provisions of this section apply to all areas within the Flood Storage District
(FSD), as shown on the official floodplain zoning maps.
(2) PERMITTED USES
Any use or development which occurs in a flood storage district must meet the
applicable requirements in s. 4.3.
(3) STANDARDS FOR DEVELOPMENT IN FLOOD STORAGE DISTRICTS
(a) Development in a flood storage district shall not cause an increase equal
or greater than 0.001 of a foot in the height of the regional flood.
(b) No development shall be allowed which removes flood storage volume
unless an equal volume of storage as defined by the pre-development
ground surface and the regional flood elevation shall be provided in the
immediate area of the proposed development to compensate for the
volume of storage which is lost, (compensatory storage). Excavation
below the groundwater table is not considered to provide an equal volume
of storage.
(c) If compensatory storage cannot be provided, the area may not be
developed unless the entire area zoned as flood storage district – on this
waterway – is rezoned to the floodfringe district. This must include a
revision to the floodplain study and map done for the waterway to revert to
the higher regional flood discharge calculated without flood plain storage,
as per s. 8.01 Amendments of this ordinance.
(d) No area may be removed from the flood storage district unless it can be
shown that the area has been filled to the flood protection elevation and is
contiguous to other lands lying outside of the floodplain.
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6.0 NONCONFORMING USES
6.1 GENERAL
(1) APPLICABILITY
If these standards conform with s. 59.69(10), Stats., for counties or s.
62.23(7)(h), Stats., for cities and villages, they shall apply to all modifications or
additions to any nonconforming use or structure and to the use of any structure
or premises which was lawful before the passage of this ordinance or any
amendment thereto.
(2) The existing lawful use of a structure or building or its accessory use, which is
not in conformity with the provisions of this ordinance, may continue subject to
the following conditions:
(a) No modifications or additions to a nonconforming use or structure shall
be permitted unless they comply with this ordinance. The words
“modification” and “addition” include, but are not limited to, any alteration,
addition, modification, structural repair, rebuilding or replacement of any
such existing use, structure or accessory structure or use. Ordinary
mMaintenance repairs areis not considered an extension, modification or
addition; thesethis includes painting, decorating, paneling and the
replacement of doors, windows and other nonstructural components and
the maintenance, repair or replacement of existing private sewage or
water supply systems or connections to public utilities. Ordinary
maintenance repairs do not include aAny costs associated with the repair
of a damaged structure are not considered maintenance.
The construction of a deck that does not exceed 200 square feet and that
is adjacent to the exterior wall of a principal structure is not an extension,
modification, or addition. The roof of the structure may extend over a
portion of the deck in order to provide safe ingress and egress to the
principal structure.
(b) If a nonconforming use or the use of a nonconforming structure is
discontinued for 12 consecutive months, it is no longer permitted and any
future use of the property, and any structure or building thereon, shall
conform to the applicable requirements of this ordinance;
(c) The municipality shall keep a record which lists all nonconforming uses
and nonconforming structures, their present equalized assessed value,
the cost of all modifications or additions which have been permitted, and
the percentage of the structure's total current value those modifications
represent;
(d) No modification or addition to any nonconforming structure or any
structure with a nonconforming use, which over the life of the structure
would equal or exceed 50% of its present equalized assessed value, shall
be allowed unless the entire structure is permanently changed to a
conforming structure with a conforming use in compliance with the
applicable requirements of this ordinance. Contiguous dry land access
must be provided for residential and commercial uses in compliance with
s. 4.3(1). The costs of elevating the lowest floor of a nonconforming
17
building or a building with a nonconforming use to the flood protection
elevation are excluded from the 50% provisions of this paragraph;
(e) No maintenance to any nonconforming structure or any structure with a
nonconforming use, the cost of which would equal or exceed 50% of its
present equalized assessed value, shall be allowed unless the entire
structure is permanently changed to a conforming structure with a
conforming use in compliance with the applicable requirements of this
ordinance. Contiguous dry land access must be provided for residential
and commercial uses in compliance with s. 4.3(1).
(f) If on a per event basis the total value of the work being done under (d)
and (e) equals or exceeds 50% of the present equalized assessed value
the work shall not be permitted unless the entire structure is permanently
changed to a conforming structure with a conforming use in compliance
with the applicable requirements of this ordinance. Contiguous dry land
access must be provided for residential and commercial uses in
compliance with s. 4.3(1).
(g) Except as provided in subd. (h), if any nonconforming structure or any
structure with a nonconforming use is destroyed or is substantially
damaged, it cannot be replaced, reconstructed or rebuilt unless the use
and the structure meet the current ordinance requirements. A structure is
considered substantially damaged if the total cost to restore the structure
to its pre-damaged condition equals or exceeds 50% of the structure’s
present equalized assessed value.
(e)(h) For nonconforming buildings that are substantially damaged or destroyed
by a nonflood disaster, the repair or reconstruction of any such
nonconforming building shall be permitted in order to restore it to the size
and use in effect prior to the damage event, provided that the minimum
federal code requirements below are met and all required permits have
been granted prior to the start of construction.
1. Residential Structures
a. Shall have the lowest floor, including basement, elevated to or
above the base flood elevation using fill, pilings, columns,
posts or perimeter walls. Perimeter walls must meet the
requirements of s. 7.5(2).
b. Shall be anchored to prevent flotation, collapse, or lateral
movement of the structure resulting from hydrodynamic and
hydrostatic loads, including the effects of buoyancy and shall
be constructed with methods and materials resistant to flood
damage.
c. Shall be constructed with electrical, heating, ventilation,
plumbing and air conditioning equipment and other service
facilities that are designed and/or elevated so as to prevent
water from entering or accumulating within the components
during conditions of flooding.
d. In A Zones, obtain, review and utilize any flood data available
from a federal, state or other source.
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e. In AO Zones with no elevations specified, shall have the
lowest floor, including basement, meet the standards in s.
5.3(1).
f. In AO Zones, shall have adequate drainage paths around
structures on slopes to guide floodwaters around and away
from the structure.
2. Non-Residential Structures
a. Shall meet the requirements of s. 6.1(2)(h)1a-b and e-g.
b. Shall either have the lowest floor, including basement,
elevated to or above the regional flood elevation; or, together
with attendant utility and sanitary facilities, shall meet the
standards in s. 7.5(1) or (2).
c. In AO Zones with no elevations specified, shall have the
lowest floor, including basement, meet the standards in s.
5.3(1).
(e) 1. Except as provided in subd. 2., if any nonconforming structure or any structure with
a nonconforming use is destroyed or is substantially damaged, it cannot be replaced,
reconstructed or rebuilt unless the use and the structure meet the current ordinance
requirements. A structure is considered substantially damaged if the total cost to restore the
structure to its pre-damaged condition equals or exceeds 50% of the structure’s present
equalized assessed value.
2. For nonconforming buildings that are damaged or destroyed by a nonflood disaster,
the repair or reconstruction of any such nonconforming building may be permitted in order to
restore it after the nonflood disaster, provided that the nonconforming building will meet all of
the minimum requirements under 44 CFR Part 60, or under the regulations promulgated
thereunder.
(3f) A nonconforming historic structure may be altered if the alteration will not
preclude the structures continued designation as a historic structure, the
alteration will comply with s. 3.3 (1), flood resistant materials are used, and
construction practices and floodproofing methods that comply with s. 7.5 are
used. Repair or rehabilitation of historic structures shall be exempt from the
development standards of s. 6.1(2)(h)1if it is determined that the proposed repair
or rehabilitation will not preclude the structure's continued designation as a
historic structure and is the minimum necessary to preserve the historic
character and design of the structure.
6.2 FLOODWAY DISTRICTAREAS
(1) No modification or addition shall be allowed to any nonconforming structure or
any structure with a nonconforming use in a fFloodway Districtarea, unless such
modification or addition:
(a) Has been granted a permit or variance which meets all ordinance
requirements;
(b) Meets the requirements of s. 6.1;
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(c) ShallWill not increase the obstruction to flood flows or regional flood
height;
(d) Any addition to the existing structure shall be floodproofed, pursuant to s.
7.5, by means other than use of fill, to the flood protection elevation; and
(e) If any part of the foundation below the flood protection elevation is
enclosed, the following standards shall apply:
1. The enclosed area shall be designed by a registered architect or
engineer to allow for the efficient entry and exit of flood waters
without human intervention. A minimum of two openings must be
provided with a minimum net area of at least one square inch for
every one square foot of the enclosed area. The lowest part of
the opening can be no more than 12 inches above the adjacent
grade;
2. The parts of the foundation located below the flood protection
elevation must be constructed of flood-resistant materials;
3. Mechanical and utility equipment must be elevated or
floodproofed to or above the flood protection elevation; and
4. The use must be limited to parking, building access or and limited
to storage.
(2) No new on-site sewage disposal system, or addition to an existing on-site
sewage disposal system, except where an addition has been ordered by a
government agency to correct a hazard to public health, shall be allowed in a
fFloodway Districtarea. Any replacement, repair or maintenance of an existing
on-site sewage disposal system in a floodway area shall meet the applicable
requirements of all municipal ordinances, s.7.5(3) and ch. SPS 383 COMM 83,
Wis. Adm. Code.
(3) No new well or modification to an existing well used to obtain potable water shall
be allowed in thea fFloodway Districtarea. Any replacement, repair, or
maintenance of an existing well in thea fFloodway Districtarea shall meet the
applicable requirements of all municipal ordinances, s. 7.5(3) and chs. NR 811
and NR 812, Wis. Adm. Code.
6.3 FLOODFRINGE DISTRICTAREAS
(1) No modification or addition shall be allowed to any nonconforming structure or
any structure with a nonconforming use unless such modification or addition has
been granted a permit or variance by the municipality, and meets the
requirements of and the modification or addition shall be placed on fill or
floodproofed to the flood protection elevation in compliance with the standards
for that particular use in s. 4.3, except where s. 6.3(2) is applicable.
(2) Where compliance with the provisions of subd.par. (1) would result in
unnecessary hardship and only where the structure will not be used for human
habitation or be associated with a high flood damage potential, the Board of
Adjustment/Appeals, using the procedures established in s. 7.3, may grant a
variance from those provisions of subd.par. (1) for modifications or additions,
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using the criteria listed below. Modifications or additions, which are protected to
elevations, lower than the flood protection elevation may be permitted if
provided:
(a) No floor is allowed below the regional flood elevation for residential or
commercial structures;
(b) Human lives are not endangered;
(c) Public facilities, such as water or sewer, willshall not be installed;
(d) Flood depths will not exceed two feet;
(e) Flood velocities will not exceed two feet per second; and
(f) The structure will not be used for storage of materials described in s.
4.3(56).
(3) If neither the provision of par. (1) nor (2) above can be met, one addition to a
room in a nonconforming building or a building with a nonconforming use may be
allowed in the floodfringe, if the addition:
(a) Meets all other regulations and will be granted by permit or variance;
(b) Does not exceed 60 square feet in area; and
(c) In combination with other previous modifications or additions to the
building, does not equal or exceed 50% of the present equalized
assessed value of the building.
(3) All new private sewage disposal systems, or addition to, replacement, repair or
maintenance of a private sewage disposal system shall meet all the applicable
provisions of all local ordinances, s. 7.5(3) and ch. SPS 383 COMM 83, Wis.
Adm. Code.
(45) All new wells, or addition to, replacement, repair or maintenance of a well shall
meet the applicable provisions of this ordinance, s. 7.5(3) and ch. NR 811 and
NR 812, Wis. Adm. Code.
6.4 FLOOD STORAGE DISTRICTAREAS (Ord. #1310 - 02-04-2010)
No modifications or additions shall be allowed to any nonconforming structure in a flood
storage area unless the standards outlined in 5.2(3) are met.
7.0 ADMINISTRATION
Where a zoning administrator, planning agency or a board of adjustment/appeals has
already been appointed to administer a zoning ordinance adopted under ss. 59.69,
59.692 or 62.23(7), Stats., these officials shall also administer this ordinance.
7.1 ZONING ADMINISTRATOR
(1) DUTIES AND POWERS
The zoning administrator is hereby authorized to administer this ordinance the
provisions of this ordinance and shall have the following duties and powers:
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(a) Advise applicants of the ordinance provisions, assist in preparing permit
applications and appeals, and assure that the regional flood elevation for
the proposed development is shown on all permit applications.
(b) Issue permits and inspect properties for compliance with provisions of
this ordinance and issue certificates of compliance where appropriate.
(cbm) Inspect and assess all damaged floodplain structures and perform a
substantial damage assessment to determine if substantial damage to
the structures has occurred.
(dc) Keep records of all official actions such as:
1. All permits issued, inspections made, and work approved;
2. Documentation of certified lowest floor and regional flood
elevations for floodplain development;
3. Floodproofing certificates.
43. Records of wW ater surface profiles, floodplain zoning maps and
ordinances, nonconforming uses and structures including
changes, appeals, variances and amendments.
54. All substantial damage assessment reports for floodplain
structures.
6. List of nonconforming structures and uses.
(ed) Submit copies of the following items to the Department Regionaldistrict
office:
1. Within 10 days of the decision, a copy of any decisions on
variances, appeals for map or text interpretations, and map or text
amendments;
2. Copies of any case-by-case analyses, and any other required
information required by the Department including an annual
summary of the number and types of floodplain zoning actions
taken.
3. Copies of substantial damage assessments performed and all
related correspondence concerning the assessments.
(f) Investigate, prepare reports, and report violations of this ordinance to the
appropriate municipal zoning agency and attorney for prosecution.
Copies of the violation reports shall also be sent to the Department
RegionalDistrict office.
(g) Submit copies of text and map amendments and biennial reports to the
FEMA rRegional office.
(2) LAND USE PERMIT
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A land use permit shall be obtained before any new development; or any repair,
modification or addition to an existing structure; or change in the use of a
building or structure, including sewer and water facilities, may be initiated.
Application to the zoning administrator shall include:
(a) GENERAL INFORMATION
1. Name and address of the applicant, property owner and
contractor;
2. Legal description, proposed use, and whether it is new
construction or a modification;
(b) SITE DEVELOPMENT PLAN
A site plan drawn to scale shall be submitted with the permit application
form and shall contain:
1. Location, dimensions, area and elevation of the lot;
2. Location of the ordinary highwater mark of any abutting navigable
waterways;
3. Location of any structures with distances measured from the lot
lines and street center lines;
4. Location of any existing or proposed on-site sewage systems or
private water supply systems;
5. Location and elevation of existing or future access roads;
6. Location of floodplain and floodway limits as determined from the
official floodplain zoning maps;
7. The elevation of the lowest floor of proposed buildings and any fill
using the vertical datum from the adopted study - either National
Geodetic Vertical Datum (NGVD) or nNorth American Vertical
Datum (NAVD);
8. Data sufficient to determine the regional flood elevation in
MNGVD or NAVD at the location of the development and to
determine whether or not the requirements of s. 3.0 or 4.0 are
met.
9. Data to determine if the proposed development will cause an
obstruction to flow or an increase in regional flood height or
discharge according to s. 2.1. This may include any of the
information noted in s. 3.3(1).
(c) HYDRAULIC AND HYDROLOGIC STUDIES TO ANALYZE
DEVELOPMENTDATA REQUIREMENTS TO ANALYZE
DEVELOPMENTS
All hydraulic and hydrologic studies shall be completed under the direct
supervision of a professional engineer registered in the State. The study
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contractor shall be responsible for the technical adequacy of the study.
All studies shall be reviewed and approved by the Department.
1. Zone A Floodplains
a. Hydrology
i. The appropriate method shall be based on the standards in
ch. NR 116.07(3), Wis. Admin. Code, Hydrologic Analysis:
Determination of Regional Flood Discharge.
b. Hydraulic Modeling
The regional flood elevation shall be based on the standards in
ch. NR 116.07(4), Wis. Admin. Code, Hydraulic Analysis:
Determination of Regional Flood Elevation and the following:
i. Determination of the required limits of the hydraulic model
shall be based on detailed study information for downstream
structures (dam, bridge, culvert) to determine adequate
starting WSEL for the study.
ii. channel sections must be surveyed.
iii. minimum four foot contour data in the overbanks shall be used
for the development of cross section overbank and floodplain
mapping.
iv. a maximum distance of 500 feet between cross sections is
allowed in developed areas with additional intermediate cross
sections required at transitions in channel bottom slope
including a survey of the channel at each location.
v. the most current version of HEC_RAS shall be used.
vi. a survey of bridge and culvert openings and the top of road is
required at each structure.
vii. additional cross sections are required at the downstream and
upstream limits of the proposed development and any
necessary intermediate locations based on the length of the
reach if greater than 500 feet.
viii. standard accepted engineering practices shall be used when
assigning parameters for the base model such as flow,
Manning’s N values, expansion and contraction coefficients or
effective flow limits. The base model shall be calibrated to
past flooding data such as high water marks to determine the
reasonableness of the model results. If no historical data is
available, adequate justification shall be provided for any
parameters outside standard accepted engineering practices.
ix. the model must extend past the upstream limit of the
difference in the existing and proposed flood profiles in order
to provide a tie-in to existing studies. The height difference
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between the proposed flood profile and the existing study
profiles shall be no more than 0.00 feet.
c. Mapping
A work map of the reach studied shall be provided, showing all
cross section locations, floodway/floodplain limits based on best
available topographic data, geographic limits of the proposed
development and whether the proposed development is located in
the floodway.
i. If the proposed development is located outside of the
floodway, then it is determined to have no impact on the
regional flood elevation.
ii. If any part of the proposed development is in the floodway, it
must be added to the base model to show the difference
between existing and proposed conditions. The study must
ensure that all coefficients remain the same as in the existing
model, unless adequate justification based on standard
accepted engineering practices is provided.
2. Zone AE Floodplains
a. Hydrology
If the proposed hydrology will change the existing study, the
appropriate method to be used shall be based on ch. NR
116.07(3), Wis. Admin. Code, Hydrologic Analysis: Determination
of Regional Flood Discharge.
b. Hydraulic Model
The regional flood elevation shall be based on the standards in
ch. NR 116.07(4), Wis. Admin. Code, Hydraulic Analysis:
Determination of Regional Flood Elevation and the following:
i. Duplicate Effective Model
The effective model shall be reproduced to ensure correct
transference of the model data and to allow integration of the
revised data to provide a continuous FIS model upstream and
downstream of the revised reach. If data from the effective
model is available, models shall be generated that duplicate
the FIS profiles and the elevations shown in the Floodway
Data Table in the FIS report to within 0.1 foot.
ii. Corrective Effective Model
The Corrected Effective Model shall not include any man-
made physical changes since the effective model date, but
shall import the model into the most current version of HEC-
RAS for Department review.
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iii. Existing (Pre-Project Conditions) Model
The Existing Model shall be required to support conclusions
about the actual impacts of the project associated with the
Revised (Post-Project) Model or to establish more up-to-date
models on which to base the Revised (Post-Project) Model.
iv. Revised (Post-Project Conditions) Model
The Revised (Post-Project Conditions) Model shall incorporate
the Existing Model and any proposed changes to the
topography caused by the proposed development. This model
shall reflect proposed conditions.
v. All changes to the Duplicate Effective Model and subsequent
models must be supported by certified topographic
information, bridge plans, construction plans and survey
notes.
vi. Changes to the hydraulic models shall be limited to the stream
reach for which the revision is being requested. Cross
sections upstream and downstream of the revised reach shall
be identical to those in the effective model and result in water
surface elevations and topwidths computed by the revised
models matching those in the effective models upstream and
downstream of the revised reach as required. The Effective
Model shall not be truncated.
c. Mapping
Maps and associated engineering data shall be submitted to the
Department for review which meet the following conditions:
i. Consistency between the revised hydraulic models, the
revised floodplain and floodway delineations, the revised flood
profiles, topographic work map, annotated FIRMs and/or
Flood Boundary Floodway Maps (FBFMs), construction plans,
bridge plans.
ii. Certified topographic map of suitable scale, contour interval,
and a planimetric map showing the applicable items. If a
digital version of the map is available, it may be submitted in
order that the FIRM may be more easily revised.
iii. Annotated FIRM panel showing the revised 1% and 0.2%
annual chance floodplains and floodway boundaries.
iv. If an annotated FIRM and/or FBFM and digital mapping data
(GIS or CADD) are used then all supporting documentation or
metadata must be included with the data submission along
with the Universal Transverse Mercator (UTM) projection and
State Plane Coordinate System in accordance with FEMA
mapping specifications.
v. The revised floodplain boundaries shall tie into the effective
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floodplain boundaries.
vi. All cross sections from the effective model shall be labeled in
accordance with the effective map and a cross section lookup
table shall be included to relate to the model input numbering
scheme.
vii. Both the current and proposed floodways shall be shown on
the map.
viii. The stream centerline, or profile baseline used to measure
stream distances in the model shall be visible on the map.
1. The applicant shall provide all survey data and computations required to show the
effects of the project on flood heights, velocities and floodplain storage, for all subdivisions
proposals, as “subdivision” is defined in s. 236 Stats., and other proposed developments
exceeding 5 acres in area or where the estimated cost exceeds $125,000. The applicant shall
provide:
a. An analysis of the effect of the development on the regional flood profile, velocity of flow
and floodplain storage capacity;
b. A map showing location and details of vehicular access to lands outside the floodplain;
and
c. A surface drainage plan showing how flood damage will be minimized.
The estimated cost of the proposal shall include all structural development, landscaping
improvements, access and road development, electrical and plumbing, and similar items
reasonably applied to the overall development costs, but need not include land costs.
(d) EXPIRATION
All permits issued under the authority of this ordinance shall expire no
more than 180 days after issuance. The permit may be extended for a
maximum of 180 days for good and sufficient cause. 1 year from the date
of issuance.
(3) CERTIFICATE OF COMPLIANCE
No land shall be occupied or used, and no building which is hereafter
constructed, altered, added to, modified, rebuilt or replaced shall be occupied,
until a certificate of compliance is issued by the zoning administrator, except
where no permit is required, subject to the following provisions:
(a) The certificate of compliance shall show that the building or premises or
part thereof, and the proposed use, conform to the provisions of this
ordinance;
(b) Application for such certificate shall be concurrent with the application for
a permit;
(c) If all ordinance provisions are met, the certificate of compliance shall be
issued within 10 days after written notification that the permitted work is
completeted;
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(d) The applicant shall submit a certification signed by a registered
professional engineer or registered land surveyor that the fill, lowest floor
and floodproofing elevations are in compliance with the permit issued.
Floodproofing measures also require certification by a registered
professional engineer or registered architect that floodproofing adequacy
meets the requirements of s. 7.5 are met.
(4) OTHER PERMITS
Prior to obtaining a floodplain development permit Tthe applicant must secure all
necessary permits from federal, state, and local agencies, including but not
limited to those required by the U.S. Army Corps of Engineers under s. 404 of
the Federal Water Pollution Control Act, aAmendments of 1972, 33 U.S.C.
13344.
7.2 ZONING AGENCY
(1) The City of Muskego Plan cCommission shall:
(a) oversee the functions of the office of the zoning administrator; and
(b) review and make recommendations to the Governing body on all
proposed amendments to this ordinance, maps and text.
(2) This zoning agency The City of Muskego Plan Commission shall not:
(a) grant variances to the terms of the ordinance in place of action by the
Board of Adjustment/Appeals; or
(b) amend the text or zoning maps in place of official action by the Governing
body.
7.3 BOARD OF ADJUSTMENT/APPEALS
The Board of Adjustment/Appeals, created under s. 59.694, Stats., for counties or s.
62.23(7)(e), Stats., for cities or villages, is hereby authorized or shall be appointed to act
for the purposes of this ordinance. The Board shall exercise the powers conferred by
Wisconsin Statutes and adopt rules for the conduct of business. The zoning
administrator shallmay not be the secretary of the Board.
(1) POWERS AND DUTIES:
The Board of Adjustment/Appeals shall:
(a) Appeals - Hear and decide appeals where it is alleged there is error in
any order, requirement, decision or determination made by an
administrative official in the enforcement or administration of this
ordinance;.
(b) Boundary Disputes - Hear and decide disputes concerning the district
boundaries shown on the official floodplain zoning map;. and
(c) Variances - Hear and decide, upon appeal, variances from the ordinance
standards.
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(2) APPEALS TO THE BOARD
(a) Appeals to the Board may be taken by any person aggrieved, or by any
officer, or department of the, Board or bureau of the municipality affected
by any decision of the zoning administrator or other administrative officer.
Such appeal shall be taken within 30 days unless otherwise as provided
by the rules of the Board, by filing with the official whose decision is in
question, and with the Board, a notice of appeal specifying the reasons
for the appeal. The official whose decision is in question shall transmit to
the Board all records regarding the the papers constituting the record
concerning the matter appealed.
(b) NOTICE AND HEARING FOR APPEALS INCLUDING VARIANCES
1. Notice - The Board shall:
a. Fix a reasonable time for the hearing;
b. Publish adequate notice pursuant to Wisconsin Statutes,
specifying the date, time, place and subject of the hearing;
and
c. Assure that notice shall be mailed to the parties in interest
and the Department Regional district office of the
Department atoffice at least 10 days in advance of the
hearing.
2. Hearing - Any party may appear in person or by agent. The
Board shall:
a. Resolve boundary disputes according to s. 7.3(3);
b. Decide variance applications according to s. 7.3(4); and
c. Decide appeals of permit denials according to s. 7.4.
(c) DECISION: The final decision regarding the appeal or variance
application shall:
1. Be made within a reasonable time;
2. Be sent to the Department Regional district office of the
Department within 10 days of the decision;
3. Be a written determination signed by the chairman or secretary of
the Board;
4. State the specific facts, which are the basis for the Board’s
decision;
5. Either affirm, reverse, vary or modify the order, requirement,
decision or determination appealed, in whole or in part, dismiss
the appeal for lack of jurisdiction or grant or deny the variance
application;
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6. Include the reasons for granting an appeal, describing the
hardship demonstrated by the applicant in the case of a variance,
clearly stated in the recorded minutes of the Board proceedings.
(3) BOUNDARY DISPUTES
The following procedure shall be used by the Board in hearing disputes
concerning floodplain district boundaries:
(a) If a floodplain district boundary is established by approximate or detailed
floodplain studies, the flood elevations or profiles shall prevail in locating
the boundary. for the point in question shall be the governing factor in
locating the district boundary. If none exist, other evidence may be
examined;.
(b) In all cases, tThe person contesting the boundary location shall be given
a reasonable opportunity to present arguments and technical evidence to
the Board;. and
(c) If the boundary is incorrectly mapped, the Board should inform the zoning
committee or the person contesting the boundary location of the
boundary to petition the governing body for a map amendment according
to s. 8.0 Amendments.
(4) VARIANCE
(a) The Board may, upon appeal, grant a variance from the standards of this
ordinance if an applicant convincingly demonstrates that:
1. Literal enforcement of the ordinance provisions will cause
unnecessary hardship;
2. The hardship is due to adoption of the floodplain ordinance and
unique property conditions, not common to adjacent lots or
premises. In such case the ordinance or map must be amended;
3. Such variance is not contrary to the public interest; and
4. Such variance is consistent with the purpose of this ordinance
stated in s. 1.3.
(b) In addition to the criteria in subd.par. (a), to qualify for a variance under
FEMA regulations, the following criteria must be met:
1. The variance shallmay not cause any increase in the regional
flood elevation;
2. Variances can only be granted for lots that are less than one-half
acre and are contiguous to existing structures constructed below
the RFE; and
3. Variances shall only be granted upon a showing of good and
sufficient cause, shall be the minimum relief necessary, shall not
cause increased risks to public safety or nuisances, shall not
30
increase costs for rescue and relief efforts and shall not be
contrary to the purpose of the ordinance.
(c) A variance shall not:
1. Grant, extend or increase any use of property prohibited in the
zoning district;.
2. Be granted for a hardship based solely on an economic gain or
loss;.
3. Be granted for a hardship which is self-created;.
4. Damage the rights or property values of other persons in the
area;.
5. Allow actions without the amendments to this ordinance or map(s)
required in s. 8.01 Amendments;. and
6. Allow any alteration of an historic structure, including its use,
which would preclude its continued designation as an historic
structure.
(d) When a floodplain variance is granted the Board shall notify the applicant
in writing that it may increase risks to life and property and flood
insurance premiums and risks to life and property could increase up to
$25.00 per $100.00 of coverage. A copy shall be maintained with the
variance record.
7.4 TO REVIEW APPEALS OF PERMIT DENIALS
(1) The Zoning Agency (s. 7.2) or Board shall review all data related to the appeal.
This may include:
(a) Permit application data listed in s. 7.1(2);.
(b) Floodway/floodfringe determination data in s. 5.41(4);. (Ord. #1310 02-
04-2010)
(c) Data listed in s. 3.3(1)(b) where the applicant has not submitted this
information to the zoning administrator;. and
(d) Other data submitted with the application, or submitted to the Board with
the appeal.
(2) For appeals of all denied permits the Board shall:
(a) Follow the procedures of s. 7.3;
(b) Consider Zoning Agency recommendations; and
(c) Either uphold the denial or grant the appeal.
(3) For appeals concerning increases in regional flood elevation the Board shall:
31
(a) Uphold the denial where the Board agrees with the data showing an
increase in flood elevation. Increases equal to or greater than 0.01 foot
may only be allowed after amending the flood profile and map and all
appropriate legal arrangements are made with all adversely affected
property owners as per the requirements of s. 8.0 Amendments;. and
(b) Grant the appeal where the Board agrees that the data properly
demonstrates that the project does not cause an increase equal to or
greater that 0.01 foot provided no other reasons for denial exist.
7.5 FLOODPROOFING STANDARDS FOR NONCONFORMING STRUCTURES OR USES
(1) No permit or variance shall be issued for a non-residential structure designed to
be watertight below the regional flood elevation until the applicant submits a plan
certified by a registered professional engineer or architect that the floodproofing
measures will protect the structure or development to the flood protection
elevation and submits a FEMA Floodproofing Certificate.
(2) For a structure designed to allow the entry of floodwaters, no permit or variance
shall be issued until the applicant submits a plan either:
(a) certified by a registered professional engineer or architect; or
(b) meets or exceeds the following standards:
1. a minimum of two openings having a total net area of not less than
one square inch for every square foot of enclosed areas subject the
flooding;
2. the bottom of all openings shall be no higher than one foot above
grade; and
3. openings may be equipped with screens, louvers, valves, or other
coverings or devices provided that they permit the automatic entry
and exit of floodwaters.
(32) Floodproofing measures shall be designed, as appropriate, to:
(a) Withstand the flood pressures, depths, velocities, uplift and impact
forces, and other regional flood factors;
(b) Protect structures to the flood protection elevation;
(c) Anchor structures to foundations to resist flotation and lateral movement;
and
(d) Minimize or eliminate infiltration of flood waters.
(e) Minimize or eliminate discharges into flood waters.Insure that structural
walls and floors are watertight to the flood protection elevation, and the
interior remains completely dry during flooding without human
intervention.
(3) Floodproofing measures could include:
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(a) Reinforcing walls and floors to resist rupture or collapse caused by water
pressure or floating debris.
(b) Adding mass or weight to prevent flotation.
(c) Placement of essential utilities above the flood protection elevation.
(d) Installing surface or subsurface drainage systems to relieve foundation
wall and basement floor pressures.
(e) Constructing water supply wells and waste treatment systems to prevent
the entry of flood waters.
(f) Putting cutoff valves on sewer lines or elimination of gravity flow
basement drains.
7.6 PUBLIC INFORMATION
(1) Place marks on structures to show the depth of inundation during the regional
flood.
(2) All maps, engineering data and regulations shall be available and widely
distributed.
(3) All rReal estate transfers should show what floodplain zoning districts any real
property is in.
8.0 AMENDMENTS
Obstructions or increases may only be permitted if amendments are made to this
ordinance, the official floodplain zoning maps, floodway lines and water surface profiles,
in accordance with s. 8.1.
(1) In AE Zones with a mapped floodway, no obstructions or increases shall be
permitted unless the applicant receives a Conditional Letter of Map Revision
from FEMA and amendments are made to this ordinance, the official floodplain
zoning maps, floodway lines and water surface profiles, in accordance with s.
8.1. Any such alterations must be reviewed and approved by FEMA and the
DNR.
(2) In A Zones increases equal to or greater than 1.0 foot may only be permitted if
the applicant receives a Conditional Letter of Map Revision from FEMA and
amendments are made to this ordinance, the official floodplain maps, floodway
lines, and water surface profiles, in accordance with s. 8.1.
8.1 GENERAL
The governing body may change or supplement the floodplain zoning district boundaries
and this ordinance in the manner outlined in s. 8.2 below provided by law. Actions which
require an amendment to the ordinance and/or submittal of a Letter of Map Change
(LOMC) include, but are not limited to, the following:
33
(1) (1) Any fill or floodway encroachment that obstructs flow causing any
increase in the regional flood height; change to the official floodplain zoning map,
including the floodway line or boundary of any floodplain area.
(2) Any change to the floodplain boundaries and/or watercourse alterations on the
FIRM;
(3) Any changes to any other officially adopted floodplain maps listed in 1.5 (2)(b);
(4) Any floodplain fill which raises the elevation of the filled area to a height at or
above the flood protection elevation and is contiguous to land lying outside the
floodplain;
(5) Correction of discrepancies between the water surface profiles and floodplain
maps;
(6) Any upgrade to a floodplain zoning ordinance text required by s. NR 116.05,
Wis. Adm. Code, or otherwise required by law, or for changes by the
municipality; and
(1)(7) All channel relocations and changes to the maps to alter floodway lines or to
remove an area from the floodway or the floodfringe that is based on a base
flood elevation from a FIRM requires prior approval by FEMA.
(2) Correction of discrepancies between the water surface profiles and floodplain
zoning maps.
(3) Any fill in the floodplain which raises the elevation of the filled area to a height at
or above the flood protection elevation and is contiguous to land lying outside the
floodplain.
(4) Any fill or floodplain encroachment that obstructs flow, increasing regional flood
height of 0.01 foot or more.
(5) Any upgrading of floodplain zoning ordinances text required by s. NR 116.05,
Wis. Adm. Code, or otherwise required by law, or for changes by the
municipality.
(6) All channel relocations and changes to the maps to alter floodway lines or to
remove an area from the floodway or the floodfringe that is based on a base
flood elevation from a FIRM requires prior approval by FEMA.
Note: Consult the FEMA web site: www.fema.gov for the map change fee schedule.
8.2 PROCEDURES (Ord. #1310 02-04-2010)
Ordinance amendments may be made upon petition of any interested party according to
the provisions of s. 62.23, Stats., for cities and villages, or 59.69, Stats., for counties.
SuchThe petitions shall include all necessary data required by ss. 5.41(4) and 7.1(2).
The Land Use Permit shall not be issued until a Letter of Map Revision is issued by
FEMA for the proposed changes.
(1) The proposed amendment shall be referred to the zoning agency for a public
hearing and recommendation to the governing body. The amendment and
34
notice of the public hearing shall be submitted to the Department Regional office
for review prior to the hearing. The amendment procedure shall comply with the
provisions of s. 62.23, Stats., for cities and villages of s. 59.69, Stats., for
counties.
(2) No amendment shall become effective until reviewed and approved by the
Department.
(3) All persons petitioning for a map amendment that obstructs flow, increasing
regional flood height of 0.01 foot or more, shall obtain flooding easements or
other appropriate legal arrangements from all adversely affected property
owners and notify local units of government before the amendment can be
approved by the governing body.
(4) For amendments in areas where no water surface profiles, the zoning agency or Board
shall consider data submitted by the Department, the zoning administrator's visual on-site
inspections and other available information. (See s. 1.5(4).)
(5) A fee, as from time to time established by Resolution of the Common Council,
shall be submitted with the petition to defray the cost of giving notice,
investigation, and other administrative processing.
9.0 ENFORCEMENT AND PENALTIES
Any violation of the provisions of this ordinance by any person shall be unlawful and
shall be referred to the municipal attorney who shall expeditiously prosecute all such
violators. A violator shall, upon conviction, forfeit to the municipality a penalty of not less
than $1.00 and not more than $20050.00 (fifty dollars), together with a taxable cost of
such action. Each day of continued violation shall constitute a separate offense. Every
violation of this ordinance is a public nuisance and the creation may be enjoined and the
maintenance may be abated by action at suit of the municipality, the state, or any citizen
thereof pursuant to s. 87.30, Stats.
10.0 DEFINITIONS
10.1 Unless specifically defined, words and phrases used in this ordinance shall have
their common law meaning and shall be applied in accordance with their common
usage. Words used in the present tense include the future, the singular number
includes the plural and the plural number includes the singular. The word “may” is
permissive, “shall” is mandatory and not discretionary.
1. "A ZONES" - Those areas shown on the Official Floodplain Zoning Map which
would be inundated by the regional flood. These areas may be numbered or
unnumbered A Zones. The A Zones may or may not be reflective of flood
profiles, depending on the availability of data for a given area.
2. “AH ZONE” – See “AREA OF SHALLOW FLOODING”.
1.3. “AO ZONE” – See “AREA OF SHALLOW FLOODING”.
4. "ACCESSORY STRUCTURE OR USE" - A facility, structure, building or use
which is accessory or incidental to the principal use of a property, structure or
building.
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5. “ALTERATION” - An enhancement, upgrading or substantial change or
modifications other than an addition or repair to a dwelling or to electrical,
plumbing, heating, ventilating, air conditioning and other systems within a
structure.
2.6. “AREA OF SHALLOW FLOODING” – A designated AO, AH, AR/AO, AR/AH, or
VO zone on a community’s Flood Insurance Rate Map (FIRM) with a 1 percent or
greater annual chance of flooding to an average depth of 1 to 3 feet where a
clearly defined channel does not exist, where the path of flooding is
unpredictable, and where velocity flood may be evident. Such flooding is
characterized by ponding or sheet flow.
3.7. "BASE FLOOD" - Means the flood having a one percent chance of being
equaled or exceeded in any given year, as published by FEMA as part of a FIS
and depicted on a FIRM.
4.8. "BASEMENT" - Any enclosed area of a building having its floor sub-grade, i.e.,
below ground level, on all sides.
5.9. "BUILDING" - See STRUCTURE.
6.10. "BULKHEAD LINE" - A geographic line along a reach of navigable water that has
been adopted by a municipal ordinance and approved by the Department
pursuant to s. 30.11, Stats., and which allows limited filling between this
bulkhead line and the original ordinary highwater mark, except where such filling
is prohibited by the floodway provisions of this ordinance.
7.11. "CAMPGROUND" - Any parcel of land which is designed, maintained, intended
or used for the purpose of providing sites for nonpermanent overnight use by 4
or more camping units, or which is advertised or represented as a camping area.
8.12. "CAMPING UNIT" - Any portable device, no more than 400 square feet in area,
used as a temporary shelter, including but not limited to a camping trailer, motor
home, bus, van, pick-up truck, tent or other mobile recreational vehicle.
9.13. "CERTIFICATE OF COMPLIANCE" - A certification that the construction and the
use of land or a building, the elevation of fill or the lowest floor of a structure is in
compliance with all of the provisions of this ordinance.
10.14. "CHANNEL" – A natural or artificial watercourse with definite bed and banks to
confine and conduct normal flow of water.
11.15. "CRAWLWAYS" OR "CRAWL SPACE" - An enclosed area below the first usable
floor of a building, generally less than five feet in height, used for access to
plumbing and electrical utilities.
12.16. “DECK” – An unenclosed exterior structure that has no roof or sides, but has a
permeable floor, which allows the infiltration of precipitation.
13.17. "DEPARTMENT" - The Wisconsin Department of Natural Resources.
14.18. "DEVELOPMENT" - Any artificial change to improved or unimproved real estate,
including, but not limited to, the construction of buildings, structures or accessory
structures; the construction of additions or alterations to buildings, structures or
36
accessory structures; the repair of any damaged structure or the improvement or
renovation of any structure, regardless of percentage of damage or
improvement; the placement of buildings or structures; subdivision layout and
site preparation; mining, dredging, filling, grading, paving, excavation or drilling
operations; the storage, deposition or extraction of materials or equipment; and
the installation, repair or removal of public or private sewage disposal systems or
water supply facilities.
15.19. "DRYLAND ACCESS" - A vehicular access route which is above the regional
flood elevation and which connects land located in the floodplain to land outside
the floodplain, such as a road with its surface above regional flood elevation and
wide enough for wheeled rescue and relief vehicles.
16.20. "ENCROACHMENT" - Any fill, structure, equipment, building, use or
development in the floodway.
17. "EXISTING MANUFACTURED HOME PARK OR SUBDIVISION" - A parcel of
land, divided into two or more manufactured home lots for rent or sale, on which
the construction of facilities for servicing the lots is completed before the
effective date of this ordinance. At a minimum, this would include the installation
of utilities, the construction of streets and either final site grading or the pouring
of concrete pads
18. "EXPANSION TO EXISTING MOBILE/MANUFACTURED HOME PARK" - The
preparation of additional sites by the construction of facilities for servicing the
lots on which the manufactured homes are to be affixed. This includes
installation of utilities, construction of streets and either final site grading, or the
pouring if concrete pads.
19.21. "FEDERAL EMERGENCY MANAGEMENT AGENCY (FEMA)" - The federal
agency that administers the National Flood Insurance Program.
20.22. "FLOOD INSURANCE RATE MAP" (FIRM) - A map of a community on which the
Federal Insurance Administration has delineated both special flood hazard areas
(the floodplain) and the risk premium zones applicable to the community. This
map can only be amended by the Federal Emergency Management Agency.
21.23. "FLOOD" or "FLOODING" – A general and temporary condition of partial or
complete inundation of normally dry land areas caused by one of the following
conditions:
• The overflow or rise of inland waters;,
• The rapid accumulation or runoff of surface waters from any source;,
• The inundation caused by waves or currents of water exceeding
anticipated cyclical levels along the shore of Lake Michigan or Lake
Superior;, or
• The sudden increase caused by an unusually high water level in a natural
body of water, accompanied by a severe storm, or by an unanticipated
force of nature, such as a seiche, or by some similarly unusual event.
22.24. "FLOOD FREQUENCY" - The probability of a flood occurrence which is
determined from statistical analyses. The frequency of a particular flood event is
37
usually expressed as occurring, on the average, once in a specified number of
years or as a percent (%) chance of occurring in any given year.
23.25. "FLOODFRINGE" - That portion of the floodplain outside of the floodway which is
covered by flood waters during the regional flood and associated with standing
water rather than flowing water.
24.26. "FLOOD HAZARD BOUNDARY MAP" - A map designating approximate flood
hazard areas are designated as unnumbered A-Zones and do not contain
floodway lines or regional flood elevations. Flood hazard areas are designated
as unnumbered A-Zones and do not contain floodway lines or regional flood
elevations. This map forms the basis for both the regulatory and insurance
aspects of the National Flood Insurance Program (NFIP) until superseded by a
Flood Insurance Study and a Flood Insurance Rate Map.
25.27. "FLOOD INSURANCE STUDY" - A technical engineering examination,
evaluation, and determination of the local flood hazard areas. It provides maps
designating those areas affected by the regional flood and provides both flood
insurance rate zones and base flood elevations and may provide floodway lines.
The flood hazard areas are designated as numbered and unnumbered A-Zones.
Flood Insurance Rate Maps, that accompany the Flood Insurance Study, form
the basis for both the regulatory and the insurance aspects of the National Flood
Insurance Program.
26.28. "FLOODPLAIN" - Land which has been or may be covered by floodwater during
the regional flood. It includes the floodway and the floodfringe, and may include
other designated floodplain areas for regulatory purposes.
27.29. "FLOODPLAIN ISLAND" - A natural geologic land formation within the floodplain
that is surrounded, but not covered, by floodwater during the regional flood.
28.30. "FLOODPLAIN MANAGEMENT" - Policy and procedures to insure wise use of
floodplains, including mapping and engineering, mitigation, education, and
administration and enforcement of floodplain regulations.
29.31. "FLOOD PROFILE" - A graph or a longitudinal profile line showing the
relationship of the water surface elevation of a flood event to locations of land
surface elevations along a stream or river.
30.32. "FLOODPROOFING" - Any combination of structural provisions, changes or
adjustments to properties and structures, water and sanitary facilities and
contents of buildings subject to flooding, for the purpose of reducing or
eliminating flood damage.
31.33. "FLOOD PROTECTION ELEVATION" - An elevation of two feet of freeboard
above the water surface profile elevation designated for the regional flood. (Also
see: FREEBOARD.)
32.34. "FLOOD STORAGE" - Those floodplain areas where storage of floodwaters has
been taken into account during analysis in reducing the regional flood discharge.
33.35. "FLOODWAY" - The channel of a river or stream and those portions of the
floodplain adjoining the channel required to carry the regional flood discharge.
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34.36. "FREEBOARD" - A safety factor expressed in terms of a specified number of
feet above a calculated flood level. Freeboard compensates for any factors that
cause flood heights greater than those calculated, including ice jams, debris
accumulation, wave action, obstruction of bridge openings and floodways, the
effects of watershed urbanization, loss of flood storage areas due to
development and aggregation of the river or stream bed.
35.37. "HABITABLE STRUCTURE" - Any structure or portion thereof used or designed
for human habitation.
36.38. "HEARING NOTICE" - Publication or posting meeting the requirements of Ch.
985, Stats. For appeals, a Class 1 notice, published once at least one week (7
days) before the hearing, is required. For all zoning ordinances and
amendments, a Class 2 notice, published twice, once each week consecutively,
the last at least a week (7 days) before the hearing. Local ordinances or bylaws
may require additional notice, exceeding these minimums.
39. "HIGH FLOOD DAMAGE POTENTIAL" - Damage that could result from flooding
that includes any danger to life or health or any significant economic loss to a
structure or building and its contents.
37.40. “HIGHEST ADJACENT GRADE” – The highest natural elevation of the ground
surface prior to construction next to the proposed walls of a structure.
38.41. "HISTORIC STRUCTURE" - Any structure that is either:
• Listed individually in the National Register of Historic Places or
preliminarily determined by the Secretary of the Interior as meeting the
requirements for individual listing on the National Register;,
• Certified or preliminarily determined by the Secretary of the Interior as
contributing to the historical significance of a registered historic district or
a district preliminarily determined by the Secretary to qualify as a
registered historic district;,
• Individually listed on a state inventory of historic places in states with
historic preservation programs which have been approved by the
Secretary of the Interior;, or
• Individually listed on a local inventory of historic places in communities with
historic preservation programs that have been certified either by an
approved state program, as determined by the Secretary of the Interior; or
by the Secretary of the Interior in states without approved programs.
39.42. "INCREASE IN REGIONAL FLOOD HEIGHT" - A calculated upward rise in the
regional flood elevation, equal to or greater than 0.001 foot, based on a
comparison of existing conditions and proposed conditions which is directly
attributable to development in the floodplain but not attributable to manipulation
of mathematical variables such as roughness factors, expansion and contraction
coefficients and discharge.
43. "LAND USE" - Any nonstructural use made of unimproved or improved real
estate. (Also see DEVELOPMENT.)
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44. “LOWEST ADJACENT GRADE” – Elevation of the lowest ground surface that
touches any of the exterior walls of a building.
45. “LOWEST FLOOR” – The lowest floor of the lowest enclosed area (including
basement). An unfinished or flood resistant enclosure, usable solely for parking
of vehicles, building access or storage in an area other than a basement area is
not considered a building’s lowest floor; provided that such enclosure is not built
so as to render the structure in violation of the applicable non-elevation design
requirements of 44 CFR 60.3.
40.46. “MAINTENANCE” – The act or process of restoring to original soundness,
including redecoration, refinishing non structural repairs, or the replacement of
existing fixtures, systems or equipment with equivalent fixtures, systems or
structures.
47. "MANUFACTURED HOME" - A structure transportable in one or more sections,
which is built on a permanent chassis and is designed to be used with or without
a permanent foundation when connected to required utilities. The term
"manufactured home" includes a mobile home but does not include a "mobile
recreational vehicle."
48. “MOBILE/MANUFACTURED HOME PARK OR SUBDIVISION” – A parcel (or
contiguous parcels) of land, divided into two or more manufactured home lots for
rent or sale.
49. “MOBILE/MANUFACTURED HOME PARK OR SUBDIVISION, EXISTING” – A
parcel of land, divided into two or more manufactured home lots for rent or sale,
on which the construction of facilities for servicing the lots is completed before
the effective date of this ordinance. At a minimum, this would include the
installation of utilities, the construction of streets and either final site grading or
the pouring of concrete pads.
41.50. “MOBILE/MANUFACTURED HOME PARK, EXPANSION TO EXISTING” – The
preparation of additional sites by the construction of facilities for servicing the
lots on which the manufactured homes are to be affixed. This includes
installation of utilities, construction of streets and either final site grading, or the
pouring if concrete pads.
51. "MOBILE RECREATIONAL VEHICLE" - A vehicle which is built on a single
chassis, 400 square feet or less when measured at the largest horizontal
projection, designed to be self-propelled, carried or permanently towable by a
licensed, light-duty vehicle, is licensed for highway use if registration is required
and is designed primarily not for use as a permanent dwelling, but as temporary
living quarters for recreational, camping, travel or seasonal use. Manufactured
homes that are towed or carried onto a parcel of land, but do not remain capable
of being towed or carried, including park model homes, do not fall within the
definition of "mobile recreational vehicles."
52. “MODEL, CORRECTED EFFECTIVE” – A hydraulic engineering model that
corrects any errors that occur in the Duplicate Effective Model, adds any
additional cross sections to the Duplicate Effective Model, or incorporates more
detailed topographic information than that used in the current effective model.
53. “MODEL, DUPLICATE EFFECTIVE” - A copy of the hydraulic analysis used in
the effective FIS and referred to as the effective model.
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54. “MODEL, EFFECTIVE” - The hydraulic engineering model that was used to
produce the current effective Flood Insurance Study.
55. “MODEL, EXISTING (PRE-PROJECT)” – A modification of the Duplicate
Effective Model or Corrected Effective Model to reflect any man made
modifications that have occurred within the floodplain since the date of the
effective model but prior to the construction of the project for which the revision
is being requested. If no modification has occurred since the date of the
effective model, then this model would be identical to the Corrected Effective
Model or Duplicate Effective Model.
42.56. “MODEL, REVISED (POST-PROJECT)” – A modification of the Existing or Pre-
Project Conditions Model, Duplicate Effective Model or Corrected Effective Model
to reflect revised or post-project conditions.
43.57. “MUNICIPALITY" or "MUNICIPAL" - The county, city or village governmental
units enacting, administering and enforcing this zoning ordinance.
44.58. “NAVD” or “NORTH AMERICAN VERTICAL DATUM” – Elevations referenced to
mean sea level datum, 1988 adjustment.
45.59. "NGVD" or "NATIONAL GEODETIC VERTICAL DATUM" - Elevations referenced
to mean sea level datum, 1929 adjustment.
46.60. "NEW CONSTRUCTION" - For floodplain management purposes, "new
construction" means structures for which the start of construction commenced on
or after the effective date of floodplain zoning regulations adopted by this
community and includes any subsequent improvements to such structures. For
the purpose of determining flood insurance rates, it includes any structures for
which the "start of construction" commenced on or after the effective date of an
initial FIRM or after December 31, 1974, whichever is later, and includes any
subsequent improvements to such structures.
47.61. "NONCONFORMING STRUCTURE" - An existing lawful structure or building
which is not in conformity with the dimensional or structural requirements of this
ordinance for the area of the floodplain which it occupies. (For example, an
existing residential structure in the floodfringe district is a conforming use.
However, if the lowest floor is lower than the flood protection elevation, the
structure is nonconforming.)
48.62. "NONCONFORMING USE" - An existing lawful use or accessory use of a
structure or building which is not in conformity with the provisions of this
ordinance for the area of the floodplain which it occupies. (Such as a residence
in the floodway.)
49.63. "OBSTRUCTION TO FLOW" - Any development which blocks the conveyance of
floodwaters such that this development alone or together with any future
development will cause an increase in regional flood height.
50.64. "OFFICIAL FLOODPLAIN ZONING MAP" - That map, adopted and made part of
this ordinance, as described in s. 1.5(2), which has been approved by the
Department and FEMA.
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51.65. "OPEN SPACE USE" - Those uses having a relatively low flood damage
potential and not involving structures.
52.66. "ORDINARY HIGHWATER MARK" - The point on the bank or shore up to which
the presence and action of surface water is so continuous as to leave a
distinctive mark such as by erosion, destruction or prevention of terrestrial
vegetation, predominance of aquatic vegetation, or other easily recognized
characteristic.
53.67. "PERSON" - An individual, or group of individuals, corporation, partnership,
association, municipality or state agency.
54.68. "PRIVATE SEWAGE SYSTEM" - A sewage treatment and disposal system
serving one structure with a septic tank and soil absorption field located on the
same parcel as the structure. It also means an alternative sewage system
approved by the Department of Commerce, including a substitute for the septic
tank or soil absorption field, a holding tank, a system serving more than one
structure or a system located on a different parcel than the structure.
55.69. "PUBLIC UTILITIES" - Those utilities using underground or overhead
transmission lines such as electric, telephone and telegraph, and distribution and
collection systems such as water, sanitary sewer and storm sewer.
56.70. "REASONABLY SAFE FROM FLOODING" - Means base flood waters will not
inundate the land or damage structures to be removed from the special flood
hazard area and that any subsurface waters related to the base flood will not
damage existing or proposed buildings.
57.71. "REGIONAL FLOOD" - A flood determined to be representative of large floods
known to have occurred in Wisconsin. A regional flood is a flood with a one
percent chance of being equaled or exceeded in any given year, and if depicted
on the FIRM, the RFE is equivalent to the BFE.
58.72. "START OF CONSTRUCTION" - The date the building permit was issued,
provided the actual start of construction, repair, reconstruction, rehabilitation,
addition, placement, or other improvement was within 180 days of the permit
date. The actual start means either the first placement of permanent
construction on a site, such as the pouring of slab or footings, the installation of
piles, the construction of columns, or any work beyond initial excavation, or the
placement of a manufactured home on a foundation. Permanent construction
does not include land preparation, such as clearing, grading and filling, nor does
it include the installation of streets and/or walkways, nor does it include
excavation for a basement, footings, piers or foundations or the erection of
temporary forms, nor does it include the installation on the property of accessory
buildings, such as garages or sheds not occupied as dwelling units or not part of
the main structure. For an alteration, the actual start of construction means the
first alteration of any wall, ceiling, floor or other structural part of a building,
whether or not that alteration affects the external dimensions of the building.
59.73. "STRUCTURE" - Any manmade object with form, shape and utility, either
permanently or temporarily attached to, placed upon or set into the ground,
stream bed or lake bed, including, but not limited to, roofed and walled buildings,
gas or liquid storage tanks, bridges, dams and culverts.
60.74. "SUBDIVISION" - Has the meaning given in s. 236.02(12), Wis. Stats.
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75. "SUBSTANTIAL DAMAGE" - Damage of any origin sustained by a structure,
whereby the cost of restoring the structure to its pre-damaged condition would
equal or exceed 50 percent of the equalized assessed value of the structure
before the damage occurred.
61.76. “SUBSTANTIAL IMPROVEMENT” – Any repair, reconstruction, rehabilitation,
addition or improvement of a building or structure, the cost of which equals or
exceeds 50 percent of the equalized assessed value of the structure before the
improvement or repair is started. If the structure has sustained substantial
damage, any repairs are considered substantial improvement regardless of the
work performed. The term does not, however, include either any project for the
improvement of a building required to correct existing health, sanitary or safety
code violations identified by the building official and that are the minimum
necessary to assure safe living conditions; or any alteration of a historic structure
provided that the alteration will not preclude the structure’s continued designation
as a historic structure.
62.77. "UNNECESSARY HARDSHIP" - Where special conditions affecting a particular
property, which were not self-created, have made strict conformity with
restrictions governing areas, setbacks, frontage, height or density unnecessarily
burdensome or unreasonable in light of the purposes of the ordinance.
63.78. "VARIANCE" - An authorization by the board of adjustment or appeals for the
construction or maintenance of a building or structure in a manner which is
inconsistent with dimensional standards (not uses) contained in the floodplain
zoning ordinance.
64.79. "VIOLATION" - The failure of a structure or other development to be fully
compliant with the floodplain zoning ordinance. A structure or other development
without required permits, lowest floor elevation documentation, floodproofing
certificates or required floodway encroachment calculations is presumed to be in
violation until such time as that documentation is provided.
65.80. "WATERSHED" - The entire region contributing runoff or surface water to a
watercourse or body of water.
66.81. "WATER SURFACE PROFILE" - A graphical representation showing the
elevation of the water surface of a watercourse for each position along a reach of
river or stream at a certain flood flow. A water surface profile of the regional
flood is used in regulating floodplain areas.
67.82. "WELL" - mMeans an excavation opening in the ground made by digging, boring,
drilling, driving or other methods, to obtain groundwater regardless of its
intended use.
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City of Muskego
Plan Commission Supplement PC 007-2014
For the meeting of: February 4, 2014
REQUEST: Approval of an amended Building Site and Operation Plan for Tudor Oaks Retirement
Community
S77 W12929 McShane Drive / Tax Key Nos. 2207.999 and 2207.999.002
SE ¼ and SW ¼ of Section 12
PETITIONER: John Marek
INTRODUCED: February 4, 2014
LAST AGENDA: N/A
PREPARED BY: Jeff Muenkel, AICP
BACKGROUND PC 007-2014
On January 20, 2014 plans were submitted by John Marek for a BSO amendment to the Tudor
Oak’s Retirement Community. The submittal includes building elevations, a site plan and a short
narrative/application.
As Plan Commission is aware the facility was built in the 1970’s and has received extensive
renovations and improvements in the last couple years. In fact, Plan Commission gave approval
for many renovations and additions back in 2009 that have since taken place.
Tudor Oaks is now submitting plans tonight for some more renovations to Wings D (Dogwood
Wing) & G (Windsor House Wing) along with a few site modifications (driveway realignments).
PLAN CONSISTENCY PC 007-2014
Comprehensive Plan:
The 2010 Comprehensive Plan depicts the property to be utilized for
medium density residential uses. The proposal is consistent with the
Plan.
Zoning:
The property is zoned PD-6, Tudor Oaks Planned Development
District. The PD was adopted for the property in April 1973 and
amended for the Tudor Oaks Development in June 1974. The PD
allowed up to 50 single-family homes, no more than 300 apartments
and a 60 bed health care facility, a par 3 golf course, and
approximately 80 acres of open space. Currently 238 units exist and
six are being added per the proposal. The proposed structures appear
to conform to the setback, offset, open space, and floor area
requirements of the PD.
Park and Open Space
Plan:
No park acquisitions are proposed in this area. A few management
areas exist in the general area. Most of these are within existing
wetlands. The proposal is consistent with the Plan.
Street System Plan: McShane Drive has been previously dedicated to its ultimate width.
Adopted 208 Sanitary
Sewer Service Area:
The properties are inside of the 208 Service Area, and public sanitary
service serves the parcel although the on-site sewer will be private
sewer and no easements are necessary. The proposal is consistent
with the Plan.
Water Capacity
Assessment District:
Public Water serves the property. The water main runs next to the
Wings being affected by the proposal and moving the existing water
main is required before additions can take place. That will be taken
care of via a developer’s agreement via Council and the Public Works
Committee. Movement of easements will also be required. The
proposal is consistent with the Plan.
Stormwater
Management Plan:
The proposal is of sufficient scale to require stormwater management
pursuant to Chapter 34 of the Municipal Code. A new stormwater
pond is shown on the submittal that will occur on the SW corner of the
site. The City’s Engineering Department is in the process of reviewing
the grading/drainage plans and any comments from their review must
be addressed before building permits can be issued.
STAFF DISCUSSION PC 007-2014
Current Site Plan:
Currently the Tudor Oaks Site includes a total of 238 after reducing the amount of units from 261
per their prior renovations back in 2009. All units are within an interconnected structure containing
a commons and 7 wings (Labeled A – G in the Site Plan). Parking surrounds the facility, which
includes outdoor and indoor stalls. Access is found throughout the site and connects to two
access points off of McShane Drive. The site is naturally landscaped and includes many acres of
open space.
New Site Plan:
As stated above, there are extensive renovations being proposed along with some additions to
some of the existing building. The main features of the new plan are as follows:
Wing C (known as the Windsor Wing)
1. Remodel interior/exterior
2. Add Physical Therapy and Health Center
3. Add onto wing along east side
4. Add additional car access points on site plan
Wing D (known as the Dogwood Wing)
1. Remodel interior/exterior
2. Add 6 additional units with garages and storage
3. Add additional car access points on site plan
All the buildings and supporting amenities fit into the cohesive ness of the site plan and the over
all development.
Architecture and Colors:
The remodeling of the exteriors and proposed additions to the wings are proposed to be
constructed with exterior materials matching the new existing structures proposed a few years
back. The design of the additions are cohesive with the existing buildings, while still conveying
the contemporariness of the design. The addition area will contain material including brick to
match the existing buildings, decorative stone headers and bases, wood and glass garage doors,
skylights, and windows insulated with low-e glass.
The wings will essentially be gutted out and remodeled including new windows insulated with low-
e glass, replacement of some windows with patio doors, new wood and gla ss decks, new
aluminum gutters, soffits, and fascias, and new gable ends with EIFS finish.
Overall, the colors are remaining the same earth tones as on the existing buildings. The colors
further the notion that four-sided architecture is found throughout the facility.
Parking and Access:
The site currently provides for ample parking reasonably close to all access points of the
structures and the new layout appears to provide for the same. No existing parking stalls are
being affected by the proposal and no additional stalls are being proposed. New asphalt driving
lanes and pull-up lanes, to front entrances, are simply being proposed.
Access is shown throughout the site. The existing site consists of vehicular access ways without
curbing and the renovations will mimic this. Curbing is found around the walkways and
landscaping islands. All drive aisles must be at least 24 feet in width.
Landscaping:
No landscape plan has been submitted for the development. The resolution is worded that a
landscape plan for new foundation plantings for the new proposed additions is required prior to
the issuance of building permits.
Lighting Specifics and Photometrics:
No lighting specifics or photometric plans are part of the submittal. One of the site plans notes
some lighting but not enough details are provided for formal approval. The resolution is worded
that if any new pole lights or exterior wall lights are intended that the specifics of those lights and
a photometric plan be delivered to the Planning Department for approvals before the issuance of
building permits. The resolution also states the General Design Guide parameters for exterior
lighting including the following:
BE IT FURTHER RESOLVED, That photometric plans shall not exceed 0.5 foot candles at th e
property lines.
BE IT FURTHER RESOLVED, That all pole lights shall not exceed a height greater than the
structures nearest to them or 15 feet, whichever is greater, and that the concrete base of any pole
light shall not exceed a height of 6 inches from grade.
Signage:
Signage details were not submitted as part of the proposal. The resolution is worded that details
of any signage be delivered to the Planning Department for review and approval for size,
materials, and landscaping as per the General Design Guide.
Upon prior site visits it was found that various signage for directional purposes was found
throughout the site. The resolution is worded to have any new miscellaneous signage maintain a
consistent look in order to maintain the site cohesiveness .
Sewer/Water:
Public sewer and public water service the development and surrounding area. The new proposal
does not anticipate any increase in water or sewer usage. The existing water main runs next to
the wings being affected by the proposal and moving the existing water main is required before
additions can take place. That will be taken care of via a developer’s agreement via Council and
the Public Works Committee. Movement of easements will also be required.
Stormwater:
A new stormwater pond is being proposed on the southwest portion of the development that will
facilitate Stormwater Management. In addition, a Stormwater Maintenance Agreement will be
required for the future maintenance of the pond and this must be recorded before the issuance of
building permits (noted in resolution). The City Engineer is currently reviewing the
grading/drainage plans. Any comments from the review will need to be addressed before the
issuance of building permits.
It should be noted that an unsubstantial wetland is found on the northeast corner of the proposed
layout. The developers are working with the WDNR on a wetland fill permit for that area. The
resolution is worded that a wetland fill permit will be required and approved by the WNDR before
issuance of building permits.
Other:
The resolution also mentions the following miscellaneous items to ensure future compliance:
BE IT FURTHER RESOLVED, That all mechanicals serving the site and/or structure shall be
screened from public view and said screening must be a pproved by the Planning Department
before installation.
BE IT FURTHER RESOLOVED, The plan does not indicate the location of any proposed refuse
containers and the location of refuse containers must be shown on the site plan and the
design/materials of the enclosures must be approved by the Planning Department before building
permits can be issued if applicable.
STAFF RECOMMENDATION PC 007-2014
Approval of Resolution PC 007-2014
MUSKE G Othe City of
Ar ea o f I nter est
0 640 1,280
Feet
Ag en da I tem(s )
Pr op ertie s
Zonin g D istrict s
Righ t-of -Way
Hy dr ogr ap hy
Sup plemen tal MapRESOLUTION #PC 0 07-2017
Tu dor Oak s Retire men t C ommu nity S7 7 W 129 29 McSha ne D riv e
J A N E S V I L L E
L O O M I S R D
RA
CIN
E
AV
DURHAM
W O O D S
CO L L EG E
Pre p are d by Ci ty o f M u ske g o P la n ni ng D e pa rtm en t Da te : 1 /2 1/2 0 14
RESOLUTION #P.C. 007-2014
APPROVAL OF AN AMENDMENT TO A BUILDING SITE AND OPERATION
PLAN FOR TUDOR OAKS RETIREMENT COMMUNITY LOCATED IN THE SW ¼ AND SE ¼ OF
SECTION 12 (TAX KEY NOS. 2207.999 & 2207.999.002 / S77 W12929 MCSHANE DRIVE)
WHEREAS, On January 17, 2014 plans were submitted by John Marek for an amended Building, Site and
Operation Plan for Tudor Oaks Retirement Community located in the SE ¼ and SW ¼ of Section 12 (Tax
Key Nos. 2207.999 & 2207.999.002 / S77 W12929 McShane Drive), and
WHEREAS, The facility was built in the 1970’s and has received extensive renovations and improvements
in the last couple years, and
WHEREAS, Planning Commission previously approved a few Building, Site, and Operation Plan
amendments for Tudor Oaks in 2009, and
WHEREAS, A new proposal has been submitted that involves a few additions, interior and exterior
renovations, and other minor site improvements, and
WHEREAS, The Plans submitted includes building elevations, a site plan and a short
narrative/application., and
W HEREAS, The new proposal includes the following changes:
Wing C (known as the Windsor Wing)
1. Remodel interior/exterior
2. Add Physical Therapy and Health Center
3. Add onto wing along east side
4. Add additional car access points on site plan
Wing D (known as the Dogwood Wing)
1. Remodel interior/exterior
2. Add 6 additional units with garages and storage
3. Add additional car access points on site plan, and
WHEREAS, The property is zoned PD-6, Tudor Oaks Planned Development District, and the proposed
modifications conform to the requirements of said zoning district, and
WHEREAS, The original Planned Development (PD) for this complex was adopted in April 1973 and
amended in June 1974 and a Subdivider’s Agreement was recorded with the PD stipulating what was
allowed, and
WHEREAS, The 2010 Comprehensive Plan depicts the property to be utilized for medium density
residential purposes, and the proposal is consistent with the Plan, and
WHEREAS, The complex currently contains a total of 238 units after reducing the amount of units from
261 per their prior renovations back in 2009, and the new proposal increases the number of units by six to
244 units, and
WHEREAS, No new parking is added as part of the site plan as the new units have 2 car enclosed
garages, and
WHEREAS, Access is shown throughout the site and new asphalt driving lanes/pull-up lanes to front
entrances, are being proposed, and
WHEREAS, This proposal represents a non-substantial change to the existing PD as it is within the
density restraints of the original Developer’s Agreement, and
WHEREAS, The development will be serviced by public sewer and public water facilities and a watermain
developer’s agreement will be required, and
WHEREAS, Preliminary grading/drainage plans have been submitted and are being reviewed by the City’s
consultant Engineer at this time, and
WHEREAS, Stormwater Management will be facilitated by a new stormwater pond on the southwestern
portion of the development and a Stormwater Maintenance Agreement will be required for the future
maintenance of the pond.
THEREFORE BE IT RESOLVED, That the Plan Commission approves of an amended building, site and
operation plan for Tudor Oaks Retirement Community as shown on the plans submitted for the property
located in the SE ¼ and SW ¼ of Section 12 (Tax Key No. 2207.999 & 2207.999.002 / S77 W12929
McShane Drive).
BE IT FURTHER RESOLVED, That a Stormwater Maintenance Agreement will be required for the future
maintenance of the pond and said agreement must be approved by the City and recorded before building
permits can be issued.
BE IT FURTHER RESOLVED, A wetland fill permit will be required and approved by the WNDR before
issuance of building permits.
BE IT FURTHER RESOLVED, That all lighting and landscaping details must be submitted to the Planning
Department for review and approval before any new lighting can be installed on site.
BE IT FURTHER RESOLVED, That all pending Engineering review comments and Landscape review
comments must be completely addressed before any building permits can be issued for this project.
BE IT FURTHER RESOLVED, That photometric plans shall not exceed 0.5 foot candles at the property
lines.
BE IT FURTHER RESOLVED, That all pole lights shall not exceed a height greater than the structures
nearest to them or 15 feet, whichever is greater, and that the concrete base of any pole light shall not
exceed a height of 6 inches from grade.
BE IT FURTHER RESOLVED, That all signage details must be submitted to the Planning Department for
review and approval before they are installed on site.
BE IT FURTHER RESOLVED, That any new miscellaneous signage should maintain a consistent look in
order to maintain the site cohesiveness.
BE IT FURTHER RESOLVED, That all mechanicals serving the site and/or structure shall be screened
from public view and said screening must be approved by the Planning Department before installation.
BE IT FURTHER RESOLOVED, The plan does not indicate the location of any proposed refuse
containers and the location of refuse containers must be shown on the si te plan and the design/materials
of the enclosures must be approved by the Planning Department before building permits can be issued if
applicable.
BE IT FURTHER RESOLVED, That a copy of said plans be kept on file in the Building Department and
that all aspects of this plan shall be maintained in perpetuity unless otherwise authorized by the Plan
Commission.
BE IT FURTHER RESOLVED, That failure to comply with the approval contained in this resolution shall
result in the imposition of fines of $100 per day, the initiation of legal action, or both.
Plan Department
City of Muskego
Adopted:
Defeated:
Deferred:
Introduced: February 4, 2014
ATTEST: Kellie McMullen, Recording Secretary
www.graef-usa.com
One Honey Creek Corporate Center
125 South 84th Street, Suite 401
Milwaukee, WI 53214-1469
414 / 259 1500
414 / 259 0037 fax
C100SCALE: 1" = 30'-0"
EXISTING SITE CONDITIONS
SURVEY NOTES
BENCHMARKS
www.graef-usa.com
One Honey Creek Corporate Center
125 South 84th Street, Suite 401
Milwaukee, WI 53214-1469
414 / 259 1500
414 / 259 0037 fax
C300SCALE: 1" = 10'-0"
OVERALL SITE LAYOUT
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KI
T
C
H
E
N
E
T
T
E
KI
T
C
H
E
N
E
T
T
E
KI
T
C
H
E
N
E
T
T
E
KI
T
C
H
E
N
E
T
T
E
KI
T
C
H
E
N
E
T
T
E
D
REF
KITCHENETTE
PT
A
C
P
T
A
C
REF
KITCHENETTE
ENTRY
REF
LIVING
ROOM
LIVING
ROOM
REF
BATH
ROOM
REFREF
BED
ROOM
KITCHENETTE
REF
BATH
ROOM
BED
ROOM
REF
BED
ROOM
BATH
ROOM
LIVING
ROOM
BED
ROOM
BATH
ROOM
REF
LIVING
ROOM
BED
ROOM
BED
ROOM
BATH
ROOM
REF
LIVING
ROOM
BATH
ROOM
REF
LIVING
ROOM
KI
T
C
H
E
N
E
T
T
E
KI
T
C
H
E
N
E
T
T
E
LIVING
ROOM
RE
F
BED
ROOM
BATH
ROOM
BED
ROOM
BATH
ROOM
RE
F
LIVING
ROOM
KI
T
C
H
E
N
E
T
T
E
BED
ROOM
BATH
ROOM
RE
F
LIVING
ROOM
KI
T
C
H
E
N
E
T
T
E
REF
BED
ROOM
BATH
ROOM
LIVING
ROOM
KI
T
C
H
E
N
E
T
T
E
PTACPTAC
NURSE
A
A
Extend/
replace
hand rail
Hand Rail
Hand Rail
LIVING
ROOM
A A
AA
B
A
A
A
New 3,000 lb. roped
hydrolic elevator
AA
B
Relocate existing
trash chute
LAUNDRY
C
PTAC
PT
A
C
PT
A
C
PTAC
LIVING
ROOM
BED
ROOM
BED
ROOM
BATH
ROOM BATH
ROOM
BATH
ROOM
BED
ROOM
BATH
ROOM
LIVING
ROOM
BED
ROOM
LIVING
ROOM
BATH
ROOM
BED
ROOM
PTAC PTAC
PTACPTACPTACPTAC
STAIR 1
PTACPTACPTAC
TRASH
STORAGE
FURNACETV
ELEVATOR 2AAA
A AA
TV
STAIR 4
ELEVATOR
LOBBY
LIVING
ROOM
LIVING
ROOM
REF HOOD
KITCHEN
SINK
SATELLITE
KITCHEN
LIVING
ROOM
BED
ROOM
RE
F
BATH
ROOM
B
BED
ROOM
BATH
ROOM
REF
LIVING
ROOM
KI
T
C
H
E
N
E
T
T
E
COURT YARD
BELOW
BED
ROOM
dn
STAIR 2
STORAGE
BED
ROOMBED
ROOM
LIVING
ROOM
KITCHENETTE A
BATH
ROOM E
LIVING
ROOM
LIVING
ROOM
BED
ROOM
BATH
ROOM F
DN
BED
ROOM
LIVING
ROOM
BED
ROOM
LIVING
ROOM
STAIR 3
LIVING
ROOM
BED
ROOM
ELEVATOR
BED
ROOM
201202
228227226225
221
222 223
224
219
212 211
213
210 205
209
206
216
217
218
214
215
220
207
208
204 203
248
230
231
247
NE
W
EX
I
S
T
I
N
G
AD
D
I
T
I
O
N
CO
R
R
I
D
O
R
CORRIDOR
246
244
243
242
CORRIDOR
241
CORRIDOR
240
CORRIDOR
RESTROOM
239
238
ACTIVITY AREA
245
ACTIVITY AREA
237
DINING AREA
249
234
233
232
CORRIDOR
232
CORRIDOR
RECEIVING
235
CORRIDOR
23
5
A
CO
R
R
I
D
O
R
236
SIM SIM
BED
ROOM
E
D
E
F
D
G
H
Back to back 2 x 4 walls for
plumbing & medicine cabinets
Extend
chair rail
Hand rail
Existing exterior walls
become interior walls
(1) new pilaster to match
others in this corridor
2 hr Separation
Provide new framed wall
replacing existing brick wall
SIM to
216 Hand Rail
these sides
of corridor
Chair Rail
these sides
of corridor
EX
I
S
T
I
N
G
NE
W
AD
D
I
T
I
O
N
RE
M
O
D
E
L
E
D
EXISTINGNEW
ADDITION REMODELED
Exterior face of
existing brick
Existing
walls
All new
walls
Build out wall
- see section
C-3
AREA OF NO-WORK AREA OF NO-WORK AREA OF NO-WORK
AREA OF MINIMAL -
WORK
GFI
42"
CLOSET
PT
A
C
PT
A
C
PT
A
C
PT
A
C
BB - Base Board HeaterBB
BB
-
B
a
s
e
B
o
a
r
d
H
e
a
t
e
r
BB - Base Board Heater
BB
PT
A
C
PT
A
C
PT
A
C
BB
C
72" OC
C
72" OC
C
72" OC
C
72" OC
C
72" OC
C
72" OC
C
72" AFF OC
C
C
C
C
C
C
72" AFF OC
C
72" AFF OC
C
C
See Unit Plans
42"
GFI
REF/ MW
42"
GFI
42"
GFI
42"
GFI
42"
GFI
42"
GFI
42"
GFI
42"
GFI
Dust/debri barrier only
daily during working
hours as needed
NOTE: corridor must remain
accessible during construction
period & after work hours for exiting/
use to the existing enclosed stair for
the occupied portion of this floor
Temporary construction
wall with lockable door
REF/ MW
42"
GFI
42"
GFI
42"
GFI
42"
GFI
REF/ MW
42"
GFIREF/ MW
42"
GFI
Wall hung TV - typ
BATH
ROOM G
BATH
ROOM F
BATH
ROOM E
BATH
ROOM E
BATH
ROOM F
BATH
ROOM E
HV
A
C
HV
A
C
HV
A
C
BB
BB
BB
KITCHENETTE B
KITCHENETTE A
KITCHENETTE B
KITCHENETTE A
KITCHENETTE AKITCHENETTE B
REF/ MW
REF/ MW
REF/ MW
CO
R
R
I
D
O
R
244A
C-4
2 hr Fire separation wall
New exterior walls built on
top of existing exterior walls
Load bearing walls
If existing duct chase cannot be
reached due to beam crossing
below then - Provide ±10" square
vertical duct chase internal to
these full height storage cabinets
aligned with roof truss bay above
Existing vertical duct chase
Fu
l
l
h
e
i
g
h
t
ca
b
i
n
e
t
s
C-
4
C-3
C-4
C-
4
C-
4
C-3
C-3
C-4
C-4
C-4
C-3
C-4
C-3
C-4
D/T3.3
D/T3.2
E/T3.2
A/T3.2
C/T3.2
F/T3.2
A/T3.3
C/T3.3
6
T6.0
6
T6.0
5
T6.1
5
T6.1
202
1432
5876
1432
5876
1432
5876
3214
765 8
321 4
7658
6
T6.1
6
T6.1
EXISTINGNEW
ADDITION
EXISTINGNEW
ADDITION
Temporary construction wall
with lockable door adjust
location as req'd exit corridor
241 must remain passable
WALL TYPE KEY
Typical Interior Furring Wall
New 2x4 wood studs @ 16" o.c. w/ one(1) layer of 5/8"
gypsum one side. (Over existing CMU wall shown)
Typical Exterior Wall Infill
New 2x4 wood studs @ 16" o.c. w/ one(1) layer of 5/8"
gypsum @ interior side, 1/2" gypsum sheathing, vapor
barrier, air space, and 4" brick veneer @ exterior side.
Typical Unit Demising Wall
New 2x4 staggered wood studs @ 16" o.c. on 2x6 plate
w/ two(2) layers of 5/8" gypsum each side and sound
insulation @ each stud space from structure to structure.
Typical Interior Wall
New 2x4 wood studs @ 16" o.c. w/ one(1) layer of 5/8"
gypsum each side and sound insulation @ each stud
space from structure to structure.
Typical Bathroom Wall Slated for Wall Tile
New 2x4 wood studs @ 16" o.c. w/ one(1) layer of 5/8"
gypsum one side and one(1) layer of 5/8" tile backer
board one side from structure to structure.
Typical Corridor Wall
New 2x4 wood studs @ 16" o.c. w/ one(1) layer of 5/8"
gypsum on unit side and two(2) layers of 5/8" gypsum on
corridor side with sound insulation @ each stud space.
Typical 2 hr Fire Wall
New 2x4 wood studs @ 16" o.c. w/two (2) layers of 5/8"
gypsum applied horizontal or vertical with staggered
joints on both sides and fire blocking at floor and ceiling
levels - UL 301
CENTER
AREA
CEDAR
WING
ASPEN
WING
DOGWOOD
WINGFIR
WING
TCU/PT/HEALTH
CENTER
ELM
WING
LOCATION KEY
BIRCH
WING
1st Floor
J
C
EL
E
C
T
R
I
C
A
L
K
E
Y
= DISPOSAL CONNECTION WITH SWITCH
S
= DATA / TELEPHONE OUTLET
= CABLE TV OUTLET
= FIRE ALARM STROBE / HORN
= SMOKE DETECTORSD
= ELECTRICAL PANELEP
= WALL SWITCH
= DUPLEX WALL OUTLET
= SWITCHED DUPLEX WALL OUTLET
= QUAD WALL OUTLET
= QUAD WALL OUTLET W/SWITCHED DUPLEX
= GROUND FAULT INTERRUPTOR OUTLET
= WATERPROOF QUAD OUTLET
= FLOOR DUPLEX OUTLET
= FLOOR DUPLEX OUTLET HALF SWITCHED
= APPLIANCE OUTLET (208 V)
GFI
WP
T = TIMER WALL SWITCH
= 3 WAY WALL SWITCH
= 4 WAY WALL SWITCH
= MOTOR CONTROL OUTLET
= JUNCTION BOX
208
1/8" = 1'-0"1 WINDSOR UPPER FLOOR PLAN
TRUE
NORTH
S
WE
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W8
W4
81B
EX EX
ER
90A
91A
85A
87A
88A
92A
89A
86A
87
85
W4
W4
W493W4
91
90
W4
92
89
86
88
W4
82
94
ER
W4
2143
3412
1432
1432 3412
1432
3412
4123
2'-
8
"
2'-
7
5
/
1
6
"
11
'
-
5
5
/
1
6
"
4
3
/
4
"
1
0
'
-
6
1
1
/
1
6
"
4
3
/
4
"
11
'
-
4
"
4 3
/
4
"
1
1
'
-
6
"
4
3
/
4
"
1
0
'
-
6
"
4
3
/
4
"
1
0
'
-
4
7
/
8
"
4
3
/
4
"
1
1
'
-
7
1
/
8
"
4 3
/
4
"
15'-4 1/2"
15'-2 3/4" 4 3/4" 8'-1/2" 4 3/4" 15'-2 3/4"
7'-4 7/8"6 3/4"7'-4 7/8"
± 1
1
6
'
-
2
1
3
/
1
6
"
2'
6'-
1
1
1
/
2
"
8'-
4
"
10
'
4
3
/
4
"
1
0
'
-
6
"
4
3
/
4
"
1
0
'
-
1
"
5
'
-
7
1
/
2
"
1
0
'
4
3
/
4
"
1
0
'
-
6
"
4
3
/
4
"
±
9
'
-
5
1
/
1
6
"
4
3
/
4
"
41
'
-
3
/
8
"
4'
± 1
0
7
'
-
4
1
/
1
6
"
2'-
8
"
2'-
8
"
2'-
8
"
2'
28'-1/8"
7'-5" 6 3/4" 7'-5"
6'-
8
"
2
1
'
-
4
"
1
5
'
-
4
"
41
'
-
7
"
7'-4" 27'-3 15/16" 7'-4"
42'
6'-
8
"
2
0
'
4'-
2
"
30
'
-
1
0
"
9'-
6
"
1'-
3
"
26
'
-
1
1
"
12'
4'-
7
"
9
'
-
6
"
10'-4"
6'-
4
"
8
'
3'-
1
0
"
2
4
'
-
3
1
5
/
1
6
"
2'-
8
"
7'
7'
7'
7'-6 13/16"17'-11 1/2"
17
'
-
1
1
7
/
8
"
2
2'
7'-4" 6 3/4" 7'-4"
7'-4" 6 3/4" 7'-4"
2'
2'
4'
4'
2'
7'
7'
4'
2'
2'
2'-
8
"
2'-
4
"
2'-
8
"
±3'±3'
3'-10"
2'-
6
"
4
'
3
T6.0
3
T6.0
2
T6.1
2
T6.1
4
T6.1
4
T6.1
4
T6.1
4
T6.1
3
T4.0
123
SINGLE
WELLNESS
STAIR 2
up
SINGLE
SINGLE
SINGLE
SINGLE
SINGLE
SINGLESINGLE
1011
139
146
145
140
141
144
143142
NEW
VESTIBULE
1014A
NE
W
EX
I
S
T
I
N
G
ADDITION
AD
D
I
T
I
O
N
CORRIDOR
1014
SIM SIM
RE
M
O
D
E
L
E
D
Note: existing CMU block wall & new CMU block wall meet
here, are offset due to insulation & the lintel over the window
spans from existing to new. Therefore fur-out interior face of
the exterior wall up to the partition wall
GFI
42"
GFI
42"
GFI
42"
GFI
42"
GFI
42"
GFI
42"
GFI
42"
GFI
42"
Relocate existing window & infill
existing openings
NOTE: stub walls or column enclosures
may have to be added pending verification
of column locations - See demolition plan
Win
d
o
w
m
o
v
e
d
±
6
'
-
4
"
Add column under existing beam in line
with others supporting precast plank
above
- see structural for size
Aluminum storefront -
match existing at courtyard
SV-2
SV-1
SV-4
SV-4
SV-4
SV-4
SV-4
SV-4
SV-4
SV-4
New handrail -
all corridors of
existing & new
WP
WP
PT
A
C
PT
A
C
PT
A
C
PT
A
C
PT
A
C
PT
A
C
PT
A
C
PT
A
C
72" OC
C
72" OC
C
72" OC
C
72" OC
C72" OC
C
72" OC
C
72" OC
C
72" OC
C
SV-3
Pull Down Screen
BATH
ROOM C
BATH
ROOM C
BATH
ROOM C
BATH
ROOM C
BATH
ROOM D
BATH
ROOM D
BATH
ROOM CBATH
ROOM C
Min 4" down pipe for roof
drain in wall elbowed out the
face going south at grade
Min 4" down pipe for roof
drain in wall elbowed out the
face going south at grade
op slab with 2"
at foundation to
eive sidewalk
Stoop slab with 2"
lip at foundation to
receive sidewalk
NOTE: SEE Sht T3.0 FOR
ALL BATHROOM TYPES
A THRU D
C/T3.1
3
T6.1
3
T6.1
OFFICE
1014A
6
CENTER
AREA
CEDAR
WING
ASPEN
WING
DOGWOOD
WINGFIR
WING
TCU/PT/HEALTH
CENTER
ELM
WING
LOCATION KEY
BIRCH
WING
1st Floor
-
&
EL
E
C
T
R
I
C
A
L
K
E
Y
= DISPOSAL CONNECTION WITH SWITCH
6
= DATA / TELEPHONE OUTLET
= CABLE TV OUTLET
= FIRE ALARM STROBE / HORN
= SMOKE DETECTOR6'
= ELECTRICAL PANEL(3
= WALL SWITCH
= DUPLEX WALL OUTLET
= SWITCHED DUPLEX WALL OUTLET
= QUAD WALL OUTLET
= QUAD WALL OUTLET W/SWITCHED DUPLEX
= GROUND FAULT INTERRUPTOR OUTLET
= WATERPROOF QUAD OUTLET
= FLOOR DUPLEX OUTLET
= FLOOR DUPLEX OUTLET HALF SWITCHED
= APPLIANCE OUTLET (208 V)
*),
:3
7 = TIMER WALL SWITCH
= 3 WAY WALL SWITCH
= 4 WAY WALL SWITCH
= MOTOR CONTROL OUTLET
= JUNCTION BOX
W8
W8
81
54
44
45
49
33
34
EX
32
31
30
36 EX
37A
35
43A
43
40A
44A
EX
38 39
79A
787573
EXEXEX
7069 7168
77
W3
W3
W3
W3
67A
EX
63
57
56
51A
52
41 42ER
W4
W4
81B
EX
79B 79 EX
EX
80
15
EX
ER
ER
EX
EX
ER
EX
81A
62
EX
EX
EX
EX
EX
EX EX
EXEX
EX
EX
EX
EX
EX
EX
EX
EX
EX
ER
EX
EX
EX EX
EX
EX
EX
EX EX
EX EX
77AEXEX727476
EX
53A
EX EX
EX
EX
EX
51
53
50
30A
EX
84
55
35A
W8
09
W2
85
45A
86
82
W9
08
10A
26
16
20
23
22
W2
03
05
07
W1
W1
W10
W1
W1
W1
02
18
17
24
21
01
EX
W4
W4
W4
39A
38A
37 40
EX
5859EXEX6061
79C64
EX
676566
33A 34A
06
2525A
83
50
19
EX 74A72A 76A
75A71A69A70A68A73A
59A
62A
63A
58A60A
65A64A 66A
50A
28
27
11
29
14
12
13
10
04
3412
143 2
1432
1432
143 2
14321432
1432
2
T6.0 9'-
1
0
"
9'-
1
0
1
/
1
6
"
2'-
4
"
4
3
/
4
"
9
'
-
1
0
"
2'-
4
"
4
3
/
4
"
9
'
-
1
0
"
9'-
1
0
"
4'-
5
"
5'-
6
"
5'-
6
"
9'-
1
0
"
4'-
5
"
10
'
-
5
"
2'
4'-
5
"
6'-6"
6'-7"existing6'-7"existing
6'-6"
1'-6"
12
'
-
8
"
4'-10"
10
'
-
4
7
/
8
"
4
3
/
4
"
1
1
'
-
7
1
/
8
"
4
3
/
4
"
6
'
4
3
/
4
"
1
7
'
-
4
"
4
3
/
4
"
±
1
1
'
-
7
"
5
'
-
6
9
/
1
6
"
8
'
7'-6"
15'-4 1/2"
7'-4 7/8"6 3/4"7'-4 7/8"
6'-
1
1
1
/
2
"
8
'
-
4
"
8
'
-
4
"
±
7
'
-
3
3
/
1
6
"
±
9
'
-
5
1
/
1
6
"
4
3
/
4
"
±
3
0
'
-
1
0
1
1
/
1
6
"
4
3
/
4
"
7
'
-
1
1
1
/
4
"
8
'
-
1
0
3
/
4
"
10'-1" 5'-5 7/8" 9'-7 1/4" 4'-11 13/16" ± 5'-7 9/16" 3'-11 7/8"
8'-6 5/8" 6 3/4" 23'-8 3/8" 8'-2"
15'-11 5/8"
2'-1/8"
2'
±8
'
-
1
1
/
4
"
20
'
-
8
"
2
'
-
8
"
2'
4'-
8
"
2'
23'-3 5/8"
± 24'-0" Existing
± 1
6
'
-
4
"
E
x
i
s
t
i
n
g
4'-
8
"
6'-6"
28'-1/8"
9'-
1
0
"
1'-
7
"
4'-
5
"
1'-
7
"
4'-
5
"
4'-3 3/8"
6'-9 5/8"6'-6 1/4"
4'
9'-
1
0
"
10'-6"
7'-
6
1
/
4
"
4'-
6
"
2'
7'-6"
7'-5" 6 3/4" 7'-5"
2'
7'-4 5/16"6 3/4"7'-4 5/16"
±
3
0
'
-
0
"
E
x
i
s
t
i
n
g
9'-
1
3
/
1
6
"
4
3
/
4
"
1
0
'
-
6
"
4
3
/
4
"
9
'
-
3
"
2'-
4
"
± 2'-10" Existing
4
3
/
4
"
2
5
'
-
8
1
/
2
"
4
3
/
4
"
1
1
'
4
3
/
4
"
11
'
4
3
/
4
"
1
0
'
-
1
0
1
/
8
"
2'-
4
"
4
'
-
9
1
/
2
"
6'-
4
1
/
2
"
R
.
O
.
7'-
4
"
2'-
4
"
8'-
1
1
"
R
.
O
.
2'-
8
"
2'-
8
"
3'
7'
2
'
-
8
"
2'-
8
"
2'-
8
"
8'-
1
1
"
R
.
O
.
2'
52
'
-
4
3
/
4
"
7'
14'-3" 4 3/4" 7' 6 3/4" 12'-11" 4 3/4" 12' 4 3/4" 27'-2 9/16"
4'-
9
1
/
2
"
2
'
-
4
"
3'6'-
4
1
/
2
"
R
.
O
.
2'-
8
"
2'-
8
"
7'-
4
"
2
'
-
4
"
8'-
1
1
"
R
.
O
.
7'-
4
"
2
'
-
4
"
2'-
8
"
2'-
8
"
8'-
1
1
"
R
.
O
.
2'-
8
"
2'-
8
"
7'-
4
"
2
'
-
4
"
8'-
1
1
"
R
.
O
.
4
3
/
4
"
7'-
4
"
14'-6 5/8" 4 3/4" 7' 6 3/4" 22'-3 3/4" 4 3/4" 26'-6 1/8"
22'-10 1/4" 13'-4 3/4" 12'-4 3/4" 13'-3" 15'-1 1/4"
19'-1"
12'-11"
2'
11'-3 1/2" 8'-11 1/4" 9'-6 1/4" 13'-4 3/4" 6" 11 5/8"
3'-
8
"
5
'
-
2
1
/
4
"
9'-8"
13'-7" 9'-5" 9'-5 1/8" 10'-11 1/4" 10'-2 5/8"
8'-7 9/16" 19'-4"25'-7 1/2"
3"
1'-4" 12'
3"
1
'
-
4
"
1
7
'
-
1
0
1
/
1
6
"
1
'
-
4
"
10
'
1'-
4
"
10
'
1
'
-
4
"
1
0
'
1
'
-
4
"
1
0
'
1
'
-
4
"
1
0
'
1
'
-
4
"
± 3
"
8"
77
'
-
8
3
/
1
6
"
52'-9"24'-3"
3" 1'-4"
8'-
9
"
53'-7"8'-2 1/2"
1'-
1
1
"
3
'
-
6
"
M
.
O
.
3
'
-
5
1
/
4
"
8'-
1
0
1
/
4
"
7'-
7
"
8'-
4
"
77'
7'-11 7/16"
4'-
8
"
8'-10"
12'
4'-
7
"
9
'
-
6
"
8
'
6
'
28
'
-
1
"
2'-
1
/
8
"
M
i
n
10'-4"
6'-
4
"
8
'
9
'
-
1
"
6'-
5
"
26
'
EQ EQ
EQ
E
Q
10'-9 1/8"
1'-
6
"
1'-6"
14'-10"2'-4"
4 3/4"
1'-10"2'-9 1/4"
2'-8"
8'
5'
19'-3" 12'-2 1/4"
31'-5 1/4"
2'-
4
"
3'-2 1/2"
1'-
3
"
16
'
-
1
0
1
/
4
"
7'-
4
"
2'-6"3'-
3
"
12'
8'
7'
4'-
8
"
7'-6 13/16"
4'
4'-
8
"
12'-11 11/16"
8'-
1
1
/
2
"
10'-6"
7'-10 13/16"
17'-11 1/2"
17
'
-
1
1
7
/
8
"
4
3
/
4
"
8
'
-
6
1
/
2
"
26
'
-
1
1
1
/
8
"
15
'
-
4
1
5
/
1
6
"
7
'
-
1
1
1
/
2
"
2
'
-
4
"
3'
3'
2'
5'-8"
2'
8'
8'
6' 4 3/4" 9'-2 7/8"
2'-
4
"
4'-
8
"
3'-5/8" ±15'-0" 8'-6"
± 8"
9'-7" R.O.
3'
2'-8" 8'
2'
8'-6" 4 3/4" 3'-1 1/4"
3'
9'-
7
"
R
.
O
.
3'
2'
2'
5'
2'-
4
"
9'-
4
"
5'-1/2" 5'-1/2"
2'-
8
"
1'
1'
16
'
-
1
0
1
/
4
"
4
3
/
4
"
7
'
4
3
/
4
"
7
'
-
4
"
4
3
/
4
"
1
1
'
-
4
"
4
3
/
4
"
6
'
-
2
"
6
3
/
4
"
1
'
7
'
8'
8'-
4
3
/
4
"
9'
2'
4' 4 3/4" 7'-7 1/4"
7'-
4
"
EQ
E
Q
EQ
E
Q
EQ
E
Q
EQ
E
Q
5'-
6
3
/
1
6
"
9
'
-
4
1
/
1
6
"
1
0
'
-
8
"
1
1
'
-
8
"
5
'
-
3
/
1
6
"
4
3
/
4
"
7
'
-
6
5
/
8
"
6
"
5
'
-
6
3
/
8
"
2
'
-
4
"
± 5
8
'
-
6
3
/
1
6
"
7'
8'-
5
/
8
"
1
6
'
-
1
1
"
1
7
'
1
6
'
-
1
1
"
7'-
9
1
/
2
"
6'-6"
8'-8"
8"
EQ
5
'
EQ
E
Q
±3'±3'
3'-10"
2'-
6
"
4
'
4'-
4
"
5
'
3'-8"
4'-3"
5'
3'-5" 4' 1'-5"
3' 20'-7 1/16" 2'
± 8
'
-
3
/
4
"
1'-4"
4
T6.0
4
T6.0
1
T6.0
1
T6.0
5
T6.0
5
T6.0
7
T6.1
7
T6.1
4
T6.1
4
T6.1
4
T6.1
4
T6.1
1
T4.0
4
T4.0
2
T4.0
5
T4.0
6
T4.0
7
T4.0
8
T4.0
1 234 1 234
1 234
1 234
12
1
2
1
2
1 234 1 234
1
1
23
1 2
1
1
STAIR 4
up
New 3,000 lb. roped
hydrolic elevator
Relocate existing
trash chute
STAIR 1
UP
ELEVATOR
EXISTING
VESTIBULE
NEW KITCHEN
ACTIVITY
UTILITY
ROOM
BATHING
CORRIDOR
DINING ROOM
ELEVATOR
SINGLE
DINING
DAY ROOM
CLINICAL CARE
MANAGER & Dr's
OFFICE
DRUG
STORAGE
ROOM
NURSES
STATION
DOUBLE
DOUBLE
COMPUTER ROOM
WELLNESS
STORAGE/MECH
COMMUNICATION
ROOM / COATS
MED
ROOM
ACTIVITY
STORAGE
COURT YARD
BATHING
RECIEVING
NURSES
STATION
SPEACH
THERAPIST
OFFICE
DIRECTOR OF
NURSING
UP
PHYSICAL THERAPY
ROOM
PORTICO
ENTRANCE
CORRIDOR
OUTDOOR
STORAGE
EQUIPMENT
RM
LOBBY
MECHANICAL
STAIR 3
MEDICARE
REPORTING
HEALTH
INFORMATION
MANAGER
SOCIAL
WORKER
OFFICE
OFFICE
OFFICE
REST ROOM
THERAPIST
OFFICE
CONSIGNMENT
RM
OFFICE
VESTIBULE
ELEVATOR
COPY ROOM
2 hr Separation
123
122
127
115
128
119
120
113
124
116
121
125
112
126
118 117
114
DOUBLE
DOUBLE DOUBLE DOUBLE
DOUBLE
DOUBLE
DOUBLE DOUBLE DOUBLE DOUBLE
DOUBLE DOUBLE
DOUBLE
SINGLE
SINGLE
DOUBLE
DOUBLE
SINGLE
SINGLE
SINGLE
THERAPY
REST ROOM
132AB 131AB 130AB
1060
1059
110
111
129
1007
1005
102 103101
10091010
1016
1017
1018
109 108 107
106105104
1001
138AB137AB136AB
135
134
1024
1023
1041
1028
1026
1025
1032
1029
1036
1033
1034
1044
1045
1046
1039
1042
1043
10371035
1058
1015
1011
1013
139
146
1053 1055
1052
1051
1049
1008
1022
NEW FLAT
ROOF
ADDITION
NEW FLAT
ROOF
ADDITION
EXISTINGNEW
ADDITION
EX
I
S
T
I
N
G
NE
W
AD
D
I
T
I
O
N
SINGLE
SINGLE
SINGLESINGLE
SINGLESINGLE
SINGLE
SINGLE
SINGLE
SINGLE
SINGLE
SINGLE
SINGLE DOUBLE
DOUBLE
CORRIDOR
1014
MECH
1019
CORRIDOR
1062
ANTI RM
1006
CORRIDOR
1004
CORRIDOR
1002
CORRIDOR
1003
DRY STORAGE
1061
CO
R
R
I
D
O
R
1027
CORRIDOR
1038
CORRIDOR
1040
1047
1048
CORRIDOR
1050
CLOSET
1050B
CLOSET
1050D
CLOSET
1050A
CLOSET
1050C
REST ROOM
1057
CORRIDOR
1056
CLOSET
1020C
CLOSET
1020A
CLOSET
1020D
CLOSET
1020B
CORRIDOR
1020
CLOSET
1004F
CLOSET
1004D
CLOSET
1004C
CLOSET
1004E
CLOSET
1020B
CLOSET
1004A
CORRIDOR
1021
SIM SIM
SINGLE
BATH
ROOM C
POWDER
ROOM
New WC
Extend 2 x 6
plumbing wall
Typical to all new
bathrooms:
Edge of floor tile
Shower curtain
NOTES:
1. Many doors in this area (single story building) are being replaced. However some are
moved, swing reversed, enlarged, etc. See plan notes & door schedule.
2. Many bathroom/powder room doors are changed from slide-by to pocket. Thus the
rough opening is larger to accommodate pocket door hardware. At contractor discretion -
replace wall or enlarge opening in the existing wall or do what you deem appropriate to
effectively execute the work.
Enlarged doors
- center in closet
New door opening
Infill existing
door opening
New kitchenette/serving counter
Door opening is moved
Door opening
is moved
Door opening is moved
Enlarged doors
- center in closet
TYP: pocket door rough openings
start at the adjoining wall
EXISTINGNEW
ADDITION
RE
M
O
D
E
L
E
D
REMODELED
REMODELED
EXISTINGNEW
ADDITION REMODELED
BATH
ROOM A
BATH
ROOM B
Wi
n
d
o
w
m
o
v
e
d
±
2
'
-
8
"
Wi
n
d
o
w
m
o
v
e
d
±
3
'
-
4
"
Infill brick & block
openings to match
existing
Ne
w
k
i
t
c
h
e
n
e
t
t
e
/
s
e
r
v
i
n
g
c
o
u
n
t
e
r
Fur-out existing wall as req'd for
flush condition
New col enclosure
to match others
New column enclosures
to match others
Kitchenette/serving counter
Fur-out existing brick & cover over/infill
brick opening at former exterior door
Infill (with CMU's)
existing door (3'-4" x
6'-8") opening
Bearing Wall
(CL)
Fur out exterior wall as req'd to be
flush on the inside face aligning with
existing CMU wall
Align corridor
face of walls
GFI
37"
GFI
40"GFI
40"
GFI42"
GFI
42"
GFI42"GFI42"
GFI
42"
GFI
42"
GFI
42"
GFI42"GFI42"
New kitchenette/serving counter
Provide new interior half-wall with counter-top @
3'-0" AFF with cavity behind to reroute existing fire
department fire protection system connection (5") to
new exterior wall. Fur out existing brick wall above
counter-top to ceiling
Mi
n
Existing
hookup
Rerouted/
extension
NOTE: new hookup - angular nipple MUST
splay or point away from inside corner for
ease of connecting a stiff fire protection hose
Infill (with CMU's & brick to match) existing
door (3'-4" x 6'-8") opening - fur out exterior
wall at interior face to flush with existing
NOTE: stub walls or column enclosures
may have to be added pending verification
of column locations - See demolition plan
Provide ±1'0" 45° return wall in
front of window
Infill existing window opening with
CMU's and/or rebuild end of wall with
column embedded under transfer
beam
Brick infill existing exhaust vent opening as
req'd & HVAC contractor to reroute with duct
above suspended ceiling
Brick infill existing exhaust vent opening
as req'd & HVAC contractor to reroute
with duct above suspended ceiling
Soffit - See
ceiling plan
SV-2
SV-1
SV-1
Wood crown molding,
chair rail & baseboard at
Rm 1005 perimeter
RF
Ca
r
t
AREA OF MINIMAL-WORK
AREA OF
NO-WORK
SV-2
SV-1
SV-1
SV
-
1
New WC,
vanity &
hardware
SV-2
SV-1
(2) New pilasters to
match others
(2) New pilasters to
match others
SV-2
SV-1
SV-2
SV-1
(2) New pilasters to
match others Soffit above - see
ceiling plan
SV-1
SV-1
SV-2
SV-1
C-
2
C-1 C-
2
C-
2
C-1
C-1
C-2
Existing window is
closed off/boarded up
Existing HVAC
system
SV-3
Tile shower
- typ
Wood crown molding,
chair rail & baseboard
at day room perimeter
HOT
R R
H
R
18X5418X5418X5418X5418X54
18
X
3
6
R
F
RF
Remove existing windows & move smaller
window to this opening & infill opening as
req'd
Closet
C-1
C-2
C-2
C-1
C-2
C-2
C-1
Actual column locations may
vary - column wrap surrounds
existing structural columns
Desktop @ 2'-8"
w/legs & braces
REST
ROOM
1012
GFI
42"
(2) New narrow face
only pilasters to
match others
SV-3
Pass through
slide-by window
Between
Wood crown molding, chair rail &
baseboard at dining room perimeter
Wood crown molding, chair rail
& baseboard at dining room
perimeter
Wood crown molding, chair rail
& baseboard at dining room
perimeter
C-2
2 hr Separation
POWDER
ROOM
POWDER
ROOMPOWDER
ROOM
POWDER
ROOM
POWDER
ROOM
POWDER
ROOM
44"AFF44"AFF
44"AFF
42"AFF
GFI
42"
GFI42"
44"
EXCEPT FINISHES, BASEBOARD &
BATH DOOR - SEE TYP & SCHEDULE
EXCEPT FINISHES - SEE SCHEDULE
EXCEPT FINISHES - SEE SCHEDULE
New handrail - all corridors
of existing & new
New handrail - all corridors
of existing & new
New handrail - all
corridors of existing
& new on this floor
EXCEPT FINISHES - SEE SCHEDULE
C-2
Relocate existing
fire alarm bell
NOTE: all fire protection equipment
modifications & conditions must comply with
appropriate codes & the local fire inspector
WPWP
WP
WP
WPBearing Wall (CL)
Remove PTAC's & infill openings
PT
A
C
PT
A
C
Column
Column
JAN CL
1039A
HOSPICE CARE
72" OC
Counter @ 3'-6"
on braces
Copier
Existing Structural cols -
New column enclosures -
location may vary
New
col
buried
in wall
SV-3
Work
Station
Pull Down Screen
Desktop @ 2'-8"
w/legs & braces
Co
p
i
e
r
CORRIDOR
1054
HOUSEKEEPING
1056A
72" OC
C
72" OC
C
72" OC
C
72" OC
C
CONFERENCE
ROOM1031
BATH
ROOM D
BATH
ROOM C
BATH
ROOM C
BATH
ROOM A
BATH
ROOM B
BATH
ROOM A
BATH
ROOM B
BATH
ROOM B
BATH
ROOM A
Soffit above - see
ceiling plan
Door location may be adjusted
if necessary to accommodate
existing column
Adj may be req'd to
accommodate
existing column
SV-4
SV-4
SV-4 SV-4
GFI42"GFI42"
GFI
42"
40"
GFI
Bearing Beam
(CL)
GFI
New
Enclosed
col
Soffit - See
ceiling plan
72
"
O
C
C
Window
coverings by
others
Wall cap @ 3'-0"
Wall cap @ 3'-0"
Min (5) 2 x 6 king
studs under beam
Min (4) king studs
under beam
New stone
vanity top on
cleats & fixtures
New
slide-
by door
AREA OF MINIMAL-WORK
EXCEPT FINISHES, BASEBOARD &
BATH DOOR - SEE TYP & SCHEDULE
AREA OF MINIMAL-WORK
EXCEPT FINISHES, BASEBOARD &
BATH DOOR - SEE TYP & SCHEDULE
AREA OF MINIMAL-WORK
EXCEPT FINISHES, BASEBOARD &
BATH DOOR - SEE TYP & SCHEDULE
AREA OF MINIMAL-WORK
EXCEPT FINISHES, BASEBOARD &
BATH DOOR - SEE TYP & SCHEDULEAREA OF
MINIMAL-WORK
EXCEPT FINISHES, BASEBOARD & BATH
DOOR - SEE TYP & SCHEDULE
NOTE: in areas of MINIMAL-WORK provide the following per unit (double
room 109 for example).
1. New finishes: walls, ceilings & floors per schedule.
2. New baseboard at room perimeter.
3. Change out accordion folding door at bathroom with slide-by door units
from the single story building where new pocket doors are being substituted.
Built-in desktop @
2'-8" w/legs & braces
Built- in (5) shelves w/
legs & braces or cleats
Built-in (3) shelves w/
wall standards &
worktop @ 36" AFF
GFI
BY
OTHERS
NIC
BY
OTHERS
NIC
BY
OTHERS
NIC
ALL KITCHEN
EQUIPMENT
BY OTHERS
NIC
C-1
C-2
TYPICAL ROOM IN AREAS OF MINIMAL WORK
(2) new structural
columns align
NOTE: a persistent plumbing backup
problem occurs with this restroom
that must be addressed during this
construction work to the facility
Mo
v
e
w
i
n
d
o
w
3
'
-
0
"
n
o
r
t
h
File Cabs
2 hr Separation
wall
Handrails
Existing
exterior walls
Existing
exterior wall
Existing interior walls
Beam load
bearing pilaster
Load bearing
walls
Roof supporting treated nom 6 x 6 posts at
corners covered in store-front aluminum on
exterior to match storefront systemStorefront glazing system
to match sliding doors
Intercom system on stand alone
pedestal - NIC by others
Relocate existing AC compressor
to outside new walls
(CL)
Existing fire
separation wall
Remove existing doors,
jambs and provide a clean
opening in existing wall
NOTE: See kitchen designer
(Boelter) plans for outlet
requirements at ALL kitchens
See kitchen equipment
designer plans for EL
outlet requirements
Min (4) king studs
under beam
Min 4" down pipe for roof
drain in pilaster elbowed out
the face going west at grade
Min 4" down pipe for roof
drain in pilaster elbowed out
the face going west at grade
Min 4" down pipe for roof
drain in wall elbowed out the
face going south at grade
Min 4" down pipe for roof
drain in wall elbowed out the
face going south at grade
Stoop slab with 2"
lip at foundation to
receive sidewalk
Stoop slab with 2" lip at
foundation on both sides
to receive sidewalk
Stoop slab with 2" lip at
foundation on (1) side
to receive sidewalk
Stoop slab with 2" lip at
foundation to receive sidewalk
Provide min of (1) shoulder
stud under LVL beams
Wood framed wall
on (3) sides of
elevator shaft
NOTE: SEE Sht T3.0 FOR
ALL BATHROOM TYPES
A THRU D
REF
42"
GFI
GFI
42"
REF
L/T3.0
J/T3.0
K/T3.0
M/T3.0
See kitchen equipment
designer plans for EL
outlet requirements
See kitchen equipment
designer plans for EL
outlet requirements
NOTE: SEE Sht T3.0 FOR
ALL BATHROOM TYPES
A THRU D
NOTE: SEE Sht T3.0 FOR
ALL BATHROOM TYPES
A THRU D
NOTE: SEE Sht T3.0 FOR
ALL BATHROOM TYPES
A THRU D
E/T3.1
D/T3.1
H/T3.0
I/T3.0
B/T3.1A/T3.1
C/T3.1
1
T6.1
1
T6.1
16
'-10
1/4
"
Built-in desktop @
2'-8" w/wlegs & braces
1'-
7
"
1'-
7
"
48
47
46
4 3
/
4
"
1
1
'
-
5
"
1
1
'
4
3
/
4
"
7
'
-
6
"
4
3
/
4
"
1
1
'
4
3
/
4
"
9
'
-
6
"
4
3
/
4
"
6
T6.0
6
T6.0
5
T6.1
5
T6.1
NEW SATELLITE
DINING ROOM
GATHERING ROOM
1049
GFI
42"
Counter @ 3'-6"
OFFICE
1014A
Counter @ 3'-6"
Desktop @ 2'-8"
6
T6.1
6
T6.1
WALL TYPE KEY
Typical Interior Furring Wall
New 2x4 wood studs @ 16" o.c. w/ one(1) layer of 5/8"
gypsum one side. (Over existing CMU wall shown)
Typical Exterior Wall Infill
New 2x4 wood studs @ 16" o.c. w/ one(1) layer of 5/8"
gypsum @ interior side, 1/2" gypsum sheathing, vapor
barrier, air space, and 4" brick veneer @ exterior side.
6
Typical Unit Demising Wall
New 2x4 staggered wood studs @ 16" o.c. on 2x6 plate
w/ two(2) layers of 5/8" gypsum each side and sound
insulation @ each stud space from structure to structure.
Typical Interior Wall
New 2x4 wood studs @ 16" o.c. w/ one(1) layer of 5/8"
gypsum each side and sound insulation @ each stud
space from structure to structure.
Typical Bathroom Wall Slated for Wall Tile
New 2x4 wood studs @ 16" o.c. w/ one(1) layer of 5/8"
gypsum one side and one(1) layer of 5/8" tile backer
board one side from structure to structure.
Typical Corridor Wall
New 2x4 wood studs @ 16" o.c. w/ one(1) layer of 5/8"
gypsum on unit side and two(2) layers of 5/8" gypsum on
corridor side with sound insulation @ each stud space.
Typical 2 hr Fire Wall
New 2x4 wood studs @ 16" o.c. w/two (2) layers of 5/8"
gypsum applied horizontal or vertical with staggered
joints on both sides and fire blocking at floor and ceiling
levels - UL 301
1/8" = 1'-0"2 GROUND FLOOR PLAN - ADDITION
1/8" = 1'-0"1 GROUND FLOOR PLAN - EXISTING & ADDITIONS
MATCH
LINE
MATCH
LINE
758(
1257+
6
:(
1
11-8-13 Mr. D
352-(&7
3/$11257+
52060.11
SHEET
JOB #
DATE
M
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D4.0
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COPYRIGHT:
RENNER ARCHITECTS
ALL RIGHTS RESERVED
TU
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TOP OF SLAB
GROUND FLOOR
2ND FLOOR
ELEV. 800'-0"
ELEV. 819'-0"
ROOF JOIST BEARING
ELEV. 809'-4"
Existing
connector to
main building
EN
ROOF TRUSS BEARING
ELEV. 819'-0"
ELEV. 809'-4"
UPPER FLOOR
ELEV. 799'-4"
AT CORRIDOR / STORAGE
TOP OF SLAB
HHHHQ Q
3
D4.0
3
D4.0
8
D4.0
8
D4.0
New wood deck with glass railing -
refer to Sheet B6.1
New concrete pier foundation
New fiberglass sliding patio door
Existing shingle roof
Existing sheet metal fascia
Existing EIFS gable endNew face brick where
windows are located,
changed or relocated
New face brick in existing
PTAC openings
Existing fiberglass casement
windows to remain
ROOF JOIST BEARING
ELEV. 819'-0"
ELEV. 800'-0"
2ND FLOOR
ELEV. 809'-4"
Existing Dogwood Wing Remodeling
TOP OF SLAB
GROUND FLOOR
Phase One
Existing foundations unchanged
WINDOW KEY
K - See Window Schedule
H - See Window Schedule
J - See Window Schedule
ER - Existing Reused
EL - Existing Relocated
ED - Existing Discarded
EN - Existing No Work
dition - All Work is New
Phase One
Center DS between
patio/deck & window
Center DS between
windows
Center DS between
patio/deck & window
Center DS between
deck & window Infill existing patio door
openings to fit windows
ER ER ER ER ER EL ER EL ERELELELEL
ER ER ER ER ER EL ER ERELELELELEL
EL
EL
J
P
P
P
P
P
P
P
P
P
P
P
P
D-S2
1
D6.0
1
D6.0
3
D4.0
3
D4.0
8
D4.0
8
D4.0
4
D6.0
4
D6.0
Existing
Phase O
ROOF JOIST BEARING
ELEV. 819'-0"
2ND FLOOR
ELEV. 809'-4"
ELEV. 799'-4"
AT CORRIDOR / STORAGE
TOP OF SLAB
Dogwood Addition - All Work is New
Phase OneShingle Roof
Cast Stone Lintel
Brick Veneer
Glass & Wood
Decks See D8.1
Aluminum Storefront
Cast Stone Base
Overhead Garage
Doors
K - See Window Schedule
H - See Window Schedule
J - See Window Schedule
ER - Existing Reused
EL - Existing Relocated
ED - Existing Discarded
EN - Existing No Work
WINDOW KEY
Center D
deck & w
K H KHHHHH JR
D-S2
3
D4.0
3
D4.0
#DrgID
#LayID
#DrgID
#LayID
Existing Dogwood Wing
Phase 2 Work No Work Phase One
Dogwood
Phase On
TOP OF SLAB
GROUND FLOOR
2ND FLOOR
ELEV. 800'-0"
ELEV. 819'-0"
ROOF JOIST BEARING
ELEV. 809'-4"
J
D123A
1
D6.0
1
D6.0
3
D4.0
3
D4.0
#DrgID
#LayID
#DrgID
#LayID
4
D6.0
4
D6.0
Wing
Work Phase One
Dogwood Addition - All Work is New
Phase One
ROOF JOIST BEARING
ELEV. 819'-0"
TOP OF SLAB
AT CORRIDOR / STORAGE
ELEV. 799'-4"
2ND FLOOR
ELEV. 809'-4"
Shingle Roof
Cast Stone Lintel
Brick Veneer
Glass & Wood
Decks See D8.1
Aluminum Storefront
Cast Stone Base
Overhead Garage
Doors
K - See Window Schedule
H - See Window Schedule
J - See Window Schedule
ER - Existing Reused
EL - Existing Relocated
ED - Existing Discarded
EN - Existing No Work
WINDOW KEY
KHKHHHHHJR
D123A D-S3
ROOF TRUSS BEARING
ELEV. 800'-0"
ELEV. 819'-0"
ELEV. 809'-4"
GROUND FLOOR
UPPER FLOOR
?
?ROOF TRUSS BEARING
GROUND FLOORELEV. 800'-0"
ELEV. 819'-0"
UPPER FLOOR
ELEV. 809'-4"
1/8" = 1'-0"3 DOGWOOD EXISTING - EAST ELEVATION/SECTION
1/8" = 1'-0"7 DOGWOOD ADDITION - WEST ELEVATION
1/8" = 1'-0"1 DOGWOOD EXISTING - NORTH ELEVATION
1/8" = 1'-0"2 DOGWOOD ADDITION - NORTH ELEVATION
1/8" = 1'-0"4 DOGWOOD EXISTING - SOUTH ELEVATION
1/8" = 1'-0"5 DOGWOOD ADDITION- SOUTH ELEVATION
1/8" = 1'-0"6 DOGWOOD EXISTING - WEST ELEVATION
1/8" = 1'-0"8 DOGWOOD ADDITION - SECTION/ELEVATION AT CONNECTOR
52060.11
SHEET
JOB #
DATE
M
r
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D
J
N
DR
A
W
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B
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:
C
H
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B
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:
S7
7
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REVISIONS
D2.2
BY
a
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64
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6
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R
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COPYRIGHT:
RENNER ARCHITECTS
ALL RIGHTS RESERVED
TU
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B
H HH
H
H H
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D225A
H
D225B
D209
Q
Q
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H
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D D
B
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D211
G
Q
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D D
G
H
D210
O
D224B D207
DD G
R
D212
K
K
K
D224A
H
1
D6.0
1
D6.0
7
D4.0
2
D4.0
5
D4.0
3'-5/8"14'-8 3/4" 9'-6 1/4" 14'-6 1/8" 11'-11 1/4" 12'-9" 11'-11 1/4" 14'-5" 15'-4 7/8" 11'-11 1/4" 14'-6" 9'-6 1/4"
17'-9 3/8"135'-3/4" Overall
5'
-
1
0
7
/
8
"
9
'
-
1
1
3
/
8
"
1
3
'
-
2
1
/
8
"
1
7
'
-
7
1
/
2
"
3
'
-
1
0
1
/
8
"
9
'
-
2
7
/
8
"
5
'
-
1
1
"
65
'
-
7
7
/
8
"
O
v
e
r
a
l
l
5'
-
1
0
7
/
8
"
9
'
-
1
1
3
/
8
"
4
'
-
5
3
/
4
"
1
6
'
-
1
7
/
8
"
9
'
-
3
"
4
'
-
1
3
/
8
"
9
'
-
1
0
1
/
2
"
5
'
-
1
1
1
/
8
"
3'-5/8" 14'-8 7/8" 9'-6 1/4" 14'-6 1/8" 11'-11 1/4" 12'-9" 11'-11 1/4" 14'-5" 15'-4 7/8" 11'-11 1/4" 14'-6" 9'-6 1/4"
8'
-
1
0
1
/
4
"
5'-
1
5
/
8
"
3
'
-
8
5
/
8
"
3'-
8
1
/
4
"
2
'
-
5
"
17'-9 1/2"126'-5 1/4"
126'-5 1/4"8'-7 1/2"
75'-3/4"51'-4 1/2"
20
'
-
4
"
19
'
-
1
1
"
10'-11 1/8"
9'-8 1/8"
7'-
7
"
14'-1/2"
14'-0"
14'-0"
14'-1/2"14'-1/2"
14'-0"
1'
-
1
0
1
/
4
"
12'-8"
3
D6.0
3
D6.0
4
D6.0
4
D6.0
6
D4.0
6
D4.0
8
D4.0
8
D4.0
5
D6.0
5
D6.0
UltraUltra
1,170 sq ft
DN
Ultra
2-Bedroom
DN
Ultra
1,170 sq ft
1,170 sq ft
2-Bedroom
1,170 sq ft
2-Bedroom
2-Bedroom
Ultra
1,170 sq ft
2-Bedroom
Ultra
1,170 sq ft
2-Bedroom
P h a s e 1 A d d i t i o n
J Unit 210J Unit 212
J Unit 207 K Unit 208
K Unit 211
J Unit 209
C-3
C-2
C-6
C-2
W/D W/D W/D
C-3
C-2 C-6 C-3
C-2 C-6 C-3
C-2 C-6 C-3
C-2 C-6 C-3
C-2 C-6 C-3
C-2 C-6 C-3
C-2 C-6
EP EP EP
EP EP EP
to
s
w
i
t
c
h
C
C C
C
C
C
C
C
to
s
w
i
t
c
h
C C
C
C
C C
C
W/D W/D W/D
Door
STAIR 2
ST
A
I
R
3
Corridor 225
Corridor 224
See D3.3 for
1/4" scale plan
See D3.3 for
1/4" scale plan See D3.3 for
1/4" scale plan
See D3.3 for
1/4" scale plan
See D3.3 for
1/4" scale plan
See D3.3 for
1/4" scale plan
223
Ca
r
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t
Wo
o
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Ca
r
p
e
t
Wo
o
d Wo
o
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Ca
r
p
e
t
Wo
o
d
Ca
r
p
e
t
Ca
r
p
e
t
Wo
o
d
Wo
o
d
Ca
r
p
e
t
3
D8.0
3
D8.0
2
D8.0
2
D8.0
2
D6.0
2
D6.0
GFI37" AFF GFI37" AFF
44" AFF 44" AFF GFI GFI
GFI
GFI37" AFFGFI37" AFF
44" AFFGFIGFI
C
GFI
GFI37" AFFGFI37" AFF
44" AFFGFIGFI
GFI
37" AFF
GFI
44" AFF
44" AFF
WP
208 208 208
GFI
37" AFF
44" AFF GFI GFI
GFI
GFI
37" AFF
44" AFFGFIGFI
C
GFI
GFI
37" AFF
44" AFFGFIGFI
GFI
208 208 208
208
208
208
208
208
208
208
44" AFF
44" AFF
44" AFF
44" AFF
44" AFF
44" AFF
44" AFF
44" AFF
44" AFF
44" AFF
44" AFF
ER
P
H
D224B
ER
ER
P
P
P
P
P
ER ER
ER
P
ERELEL EREL
EL
EL
D224
H
exst
dr
exst
dr
220
JJ
2
D8.1
2
D8.1
1
D8.0
1
D8.0
1
D4.0
4
D4.0
4'-6
1
/
2
"
3'
-
9
3
/
8
"
6
'
-
9
3
/
8
"
5
3
/
8
"
1
9
'
-
1
1
7
/
8
"
52'-1 1/8" 8" 29'-10 3/4" 8" 17'-7 1/2" 17'-10" 8" 36'-1 1/2" 17'-10" 8"54'-4"8"12'-2 1/2"30'-1"
3'-5/8"
5'
-
1
0
7
/
8
"
9
'
-
1
1
3
/
8
"
4
'
-
5
3
/
4
"
16
'
-
1
7
/
8
"
9'-
3
"
4
'
-
1
3
/
8
"
9
'
-
1
0
1
/
2
"
5
'
-
1
1
1
/
8
"
3'-5/8"
8'
-
1
0
1
/
4
"
5'
-
1
5
/
8
"
3'
-
8
5
/
8
"
20
'
-
4
"
19
'
-
1
1
"
6'
-
8
"
12'-8"
6
D4.0
6
D4.0
8
D4.0
8
D4.0
5
D6.0
2-BR
DN
216
2-BR
215
2-BR
214
L
1-BR 1-BR1-BR
211212213
P h a s e 1 U n i t s t o b e R e m o d e l e d
T h e s e U n i t s t o b e R e m o d e l e d a t a l a t t e r d a t e p h a s e 2
Fill window
Fill windowFill windowFill window
Fill window
C-3 C-6
C-2
C-3 C-6
C-2
C-3 C-6
C-2
C-3 C-6
C-2
C-6C-3
C-2
C-3 C-2 C-6 C-3C-2
C-6 C-2C-3
C-6 C-3
C-2
C-6 C-3
C-2
C-6 C-3
C-2
C-6
C-3
C-2
C-6 C-3C-2C-6
C-3 C-2
C-6
C-2
W/D
W/D
W/D
W/D
W/D
W/D
2-BEDROOM
1,100 sq ft
1-BEDROOM
C Unit 203
740 sq ft
D Unit 204
2-BEDROOM
1,100 sq ft 1-Bedroom
856 sq ft
E Unit 206
A Unit 205B Unit 202
1-BEDROOM
611 sq ft1,048 sq ft
2-BEDROOM
A Unit 201
EP
EP
EP
EP
EP
EP to
s
w
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t
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h
ERER
EP
EP
EP
EP
EP
EP to
s
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to
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to
s
w
i
t
c
h
C
C
C
GFI duplex outlet in medicine
cabinet typ to all units
C
C
C
C
C C
C
C
C C C
C
St
a
i
r
5
DN
St
a
i
r
1
DN
St
a
i
r
4
DNL
New Patio Door New Patio Door
New Patio Door New Patio Door
New Patio Door
New Patio Door
Ex
i
s
t
i
n
g
C
o
r
r
i
d
o
r
Corridor 220
Corridor 221
Corridor 222
C
See D3.0 for
1/4" scale plan
See D3.0 for
1/4" scale plan
See D3.1 for
1/4" scale plan
See D3.1 for
1/4" scale plan
See D3.0 for
1/4" scale plan See D3.2 for
1/4" scale plan
NOTE: See ground floor plan for
pilaster locations & details - corridors
on both floors are the same
Corridor 223
Ca
r
p
e
t
Wo
o
d
Til
e
Wo
o
d
Temporary Wall
w/door
Infill/modify existing patio
door opening to fit window
exst
dr
D205
D206
D202D201
XX4XX3
D203 D204
Temp Dr
exst
dr
exst
dr
2
D6.0
EX
I
S
T
I
N
G
EL
E
V
A
T
O
R
EX
I
S
T
I
N
G
E
L
E
C
T
R
I
C
A
L
/
D
A
T
A
R
O
O
M
EX
I
S
T
I
N
G
TR
A
S
H
R
O
O
M
GFI GFI GFI GFI
GFI
GFI GFIGFIGFI
44" AFF 44" AFF
37" AFF
GFI
37" AFF
GFI
44" AFF
37" AFF
GFI
37" AFF
GFI
44" AFF
37" AFF
GFI
37" AFF
GFI
44" AFF
44" AFF
44" AFF 44" AFF
37" AFF
GFI
37" AFF
GFI
37" AFF
GFI
37" AFF
GFI
37" AFF
GFI37" AFFGFI
44" AFF 44" AFF
44" AFF
44" AFF
WP WP
WP WP
WP
WP
C
GFIGFIGFI
GFI
GFI
GFI
GFI
GFI
208 208
208 208
208208208
208
208
208
208
208 GFI
J
G = VANITY FIXTURE
HL= HEAT LAMP
C
EL
E
C
T
R
I
C
A
L
K
E
Y
CE
I
L
I
N
G
F
I
X
T
U
R
E
K
E
Y
E = RECESSED FIXTURE TBD
C = DECORATIVE INCANDESCENT
PENDANT FIXTURE
B = INTERIOR WALL SCONCE
F = TRACK LIGHTING
A = EXTERIOR WALL SCONCE
I = SHOWER FAN WITH LIGHT
= DISPOSAL CONNECTION WITH SWITCH
S
= DATA / TELEPHONE OUTLET
= CABLE TV OUTLET
= FIRE ALARM STROBE / HORN
= SMOKE DETECTORSD
= ELECTRICAL PANELEP
= WALL SWITCHS
= DUPLEX WALL OUTLET
= SWITCHED DUPLEX WALL OUTLET
= QUAD WALL OUTLET
= QUAD WALL OUTLET W/SWITCHED DUPLEX
= GROUND FAULT INTERRUPTOR OUTLET
= WATERPROOF QUAD OUTLET
= FLOOR DUPLEX OUTLET
= FLOOR DUPLEX OUTLET HALF SWITCHED
= APPLIANCE OUTLET (208 V)
J = EXTERIOR OVERHEAD LIGHT
K = FLUORESCENT LIGHT
GFI
WP
D = UNDER-CABINET FIXTURE
H = CEILING FAN
M= CLOSET LIGHT
M= CLOSET LIGHT
T = TIMER WALL SWITCH
= 3 WAY WALL SWITCH
= 4 WAY WALL SWITCH
= MOTOR CONTROL OUTLET
EXIT = EMERGENCY EXIT
LIGHTING FIXTURE
= JUNCTION BOX
208
CENTER
AREA
CEDAR
WING
ASPEN
WING
DOGWOOD
WINGFIR
WING
WINDSOR HOUSE
ELM
WING
LOCATION KEY
BIRCH
WING
2nd Floor
SD
SD
R
SD
R
SD
SD
SD
SD
R
SD SD
R
SD
SD
R
B
B
B
B
B
B
B
B
B
B
B B B B B B
B B
B B B B B
B B
B B B B B B B B B B
B B
B
B B
SD
SD
R
SD
eq
5'
-
6
"
2'-6" 2'-6"
1'-6"
3'-0"
1'-6"
12'-8"6'-
8
"
eq eq
eq
e
q
5'
-
6
"
5'-6"2'-0"
4'-
6
"
7'-
0
"
2'-6"6'
-
6
"
4'-6"
5'
-
6
"
4'
-
0
"
DN
L
W/D
W/D
W/D
W/D
W/D
W/D
to outlets
EP
to
o
u
t
l
e
t
s
dim
typ to all ceiling fansOC in the room unlessdimensioned
to outlets to outlets
to
o
u
t
l
e
t
s
di
m
to outl
e
t
s
typ
typ
CL of
wall
di
m
to ou
t
l
e
t
s
typ
to o
u
t
l
e
t
s
dim
to o
u
t
l
e
t
s
to outlets
dim
to outl
e
t
s
to ou
t
l
e
t
s
EP
EP
EP
EP
Drywall soffits in corridor
Typ to all
patios
exit
exit
exit
exit
exit
to outlets
EP
to
o
u
t
l
e
t
s
dim
to outlets
typ
typ
CL of
walltyp
NOTE: all dimensions are the samewith unit type - EX: all A unitsmatch, all B units match, etc.
EP
EP
EP EP
Typ: connect all emergency lighting
to emergency circuit for exit lights
St
a
i
r
5
DN
St
a
i
r
1
DN
St
a
i
r
4
DN
NOTE: See ground floor plan for
ceiling layout & match on upper floor
EX
I
S
T
I
N
G
EL
E
V
A
T
O
R
EX
I
S
T
I
N
G
E
L
E
C
T
R
I
C
A
L
/
D
A
T
A
R
O
O
M
EX
I
S
T
I
N
G
TR
A
S
H
R
O
O
M
B
B
SD
R
B B B B B BB
B B B B B BB
R
SD SD
SD
R R
SD SD
10'-0"
eq eq
5'
-
6
"
6'
-
0
"
8'-0"
6'
-
0
"
5'-
4
"
5'
-
6
"
6'
-
0
"
8'-0"
3'-0"
2'-
6
1
/
4
"
8"
5'-0"5'-0"
DN
DN
W/D W/D W/D
exit
exit
exit
exit
exit
dim
to
o
u
t
l
e
t
s
to
o
u
t
l
e
t
s
to o
u
t
l
e
t
s
typ to all ceiling fans
OC in the room unless
dimensioned
to
o
u
t
l
e
t
s
to o
u
t
l
e
t
s
di
m
to
o
u
t
l
e
t
s
dim
to
o
u
t
l
e
t
s
to o
u
t
l
e
t
s
to
o
u
t
l
e
t
s
dim
to
o
u
t
l
e
t
s
to o
u
t
l
e
t
s
to
o
u
t
l
e
t
s
typ to all ceiling fansOC in the room unlessdimensioned
to o
u
t
l
e
t
s
to
o
u
t
l
e
t
s
dim
to o
u
t
l
e
t
s
dim
t
o
o
u
t
l
e
t
s
to
o
u
t
l
e
t
s
to o
u
t
l
e
t
s
exit
NOTE: all dimensions are the same
with unit type - EX: all J units
match, all K units match, etc.
EP EP EP
EP EP EP
MASTER
BEDROOM
MASTER
BEDROOM
BEDROOM
BEDROOM
BATHROOM BATHROOM
MASTER
CLOSET
MASTER
BATHROOMKITCHEN
LIVING ROOM LIVING ROOM
MASTER
CLOSET
KITCHEN
MASTER
BATHROOM
Typ: connect all emergency lighting
to emergency circuit for exit lights
W/D W/D W/D
1/8" = 1'-0"2 UPPER FLOOR PLAN - ADDITION
1/8" = 1'-0"1 UPPER FLOOR PLAN - REMODELING
1/8" = 1'-0"3 UPPER FLOOR CEILING PLAN
1/8" = 1'-0"6 UPPER FLOOR CEILING PLAN
MATCH
LINE
MATCH
LINE
MATCH
LINE
MATCH
LINE
- ADDITION
- REMODELING
S
WE
N
TRUE
NORTH
DOGWOOD PLAN
NORTH
52060.11
SHEET
JOB #
DATE
M
r
.
D
J
N
DR
A
W
N
B
Y
:
C
H
K
B
Y
:
S7
7
w
1
2
9
2
9
M
c
S
h
a
n
e
D
r
i
v
e
M
u
s
k
e
g
o
,
W
I
5
3
1
5
0
REVISIONS
D2.1
BY
a
r
c
h
i
t
e
c
t
s
64
3
E
A
S
T
E
R
I
E
S
T
R
E
E
T
M
I
L
W
A
U
K
E
E
,
W
I
5
3
2
0
2
1
-
8
0
0
-
3
3
1
-
6
6
7
3
F
A
X
2
7
3
-
6
6
3
8
R
E
N
N
E
R
COPYRIGHT:
RENNER ARCHITECTS
ALL RIGHTS RESERVED
TU
D
O
R
O
A
K
S
R
E
T
I
R
E
M
E
N
T
C
O
M
M
U
N
I
T
Y
10/1/13
/S
t
u
d
i
o
M
D
o
l
l
/
P
r
o
j
e
c
t
s
/
R
e
n
n
e
r
W
o
r
k
/
D
o
g
w
o
o
d
W
i
n
g
/
A
r
c
h
i
C
a
d
F
i
l
e
s
/
D
O
G
W
O
O
D
1
.
6
.
p
l
n
DO
G
W
O
O
D
W
I
N
G
R
E
M
O
D
E
L
I
N
G
&
A
D
D
I
T
I
O
N
D124C
exst
dr
exst
dr
D F
D-S2B
I
D
G
H
F
D
P
G
DF G
B
H
H
G
D
N
G
BD
G
M
G
B
H
F
H
B
D
K
B
exst
dr
exst
dr
exst
dr
ER
P
P
P
P
P
ER ER
ER
ER
P
ERELEL EREL
EL
EL
D12
D124A
ER
KB
L
Temp Dr
J J
J J
J J
J J
JJ
JJ
8'-5/8" 5 3/8"52'-1 1/8" 8" 29'-10 3/4" 8" 17'-7 1/2" 17'-10" 8" 36'-1 1/2" 17'-9 1/2" 8 7/8"54'-3 1/2"8" 12'-2 1/2" 30'-1"
± 8'-3 5/8"
6'
-
1
0
3
/
4
"
5
3
/
8
"
19
'
-
1
1
7
/
8
"
6'
-
6
"
6
'
-
1
1
/
8
"
5
3
/
8
"
16
'
-
3
7
/
8
"
2'
-
4
7
/
8
"
3'
-
9
3
/
8
"
6'-
9
3
/
8
"
5
3
/
8
"
1
9
'
-
1
1
7
/
8
"
3'-3 5/8"
6'-0"± 4'-
6
1
/
2
"
6'
-
1
0
3
/
4
"
5
3
/
8
"
1
9
'
-
1
1
7
/
8
"
105'-9 1/4"
45'-1 1/4"103'-1 1/4"
2'-1 1/2" 27'-10" 24'-0" 24'-0" 22'-0" 13'-2"
31'-3 5/8"
10'-8"
4'-8 1/2"
20'-0" 20'-0" 24'-5/8" 24'-3/4" 10'-8 1/2"
20
'
-
5
7
/
8
"
2
5
'
-
1
1
/
2
"
2
0
'
-
3
/
4
"
3'-8" 5'-4"
2'-0"
2'-6"
2'-6"
5'-
1
5
/
8
"
3
'
-
8
5
/
8
"
8'
-
1
0
1
/
4
"
33'-8 3/8"
11'-1/4"10'-11 1/4"
23'-5 3/4"± 20'-0" ± 9'-10 3/8"
24'-11 1/8"
12'-3 1/8"
24'-6 1/8"
20'-8"9'-5 1/2"
9'-7 3/8"
12'-8"
6'-
6
"
12'-0"
9'-0"
8'-
6
"
12'-8" 14'-0"
2
D8.1
2
D8.1
1
D8.0
1
D8.0
1
D4.0
4
D4.0
2-BEDROOM
1,100 sq ft
1-BEDROOM
115
2-BR
113114
1-BR
111
C Unit 103
2-BEDROOM
1,100 sq ft
1-BR1-BR
109110
ALSS 2-BR
112
L
St
a
i
r
1
P h a s e 1 U n i t s t o b e R e m o d e l e d
T h e s e U n i t s t o b e R e m o d e l e d a t a l a t t e r d a t e p h a s e 2
1-BEDROOM
856 sq ft
E Unit 106
740 sq ft
Fill window
Fill windowFill windowFill window
Fill window
A Unit 105
D Unit 104
up
W/D
Fill window
W/D
W/D
W/D
W/D
W/D
MA
T
C
H
S
L
A
B
TO
T
H
E
N
O
R
T
H
C-3 C-6
C-2
C-3 C-6
C-2
C-3 C-6
C-2
C-3 C-6
C-2
C-6C-3
C-2
C-3
C-2 C-6 C-3
C-2
C-6 C-2C-3
C-6 C-3
C-2
C-6 C-3
C-2
C-6 C-3
C-2
C-6 C-3
C-2
C-6 C-3
C-2
C-6
C-3 C-2
C-6
C-2
EP
EP
EP
EP
EP
EP to
s
w
i
t
c
h
to
s
w
i
t
c
h
to
s
w
i
t
c
h
UNIT 102 HEAT PUMP
UNIT 201 HEAT PUMP UNIT 202 HEAT PUMP
UNIT 101 HEAT PUMP
UNIT 203 HEAT PUMP
UNIT 103 HEAT PUMP
UNIT 204 HEAT PUMP
UNIT 104 HEAT PUMP
UNIT 205 HEAT PUMP
UNIT 105 HEAT PUMP
UNIT 206 HEAT PUMP
UNIT 106 HEAT PUMP
C
C
C
GFI duplex outlet in medicine
cabinet typ to all units
C
C
C
C
CC
C
C
C C C
C
UP
St
a
i
r
5
UP
St
a
i
r
4
UP
New Patio Door New Patio Door
New Patio Door New Patio Door
New Patio Door
New Patio Door
Ex
i
s
t
i
n
g
C
o
r
r
i
d
o
r
Corridor 120
Corridor 121
Corridor 122
C
To Fir
Wing
To Birch
Wing
To Main
Building
See D3.0 for
1/4" scale plan See D3.0 for
1/4" scale plan
See D3.1 for
1/4" scale plan
See D3.1 for
1/4" scale plan
See D3.0 for
1/4" scale plan See D3.2 for
1/4" scale plan
C
Corridor 123
Ca
r
p
e
t
Wo
o
d
Temporary Wall
w/door
Infill/modify existing patio
door opening to fit window
Remove existing patio slab
6
D4.0
6
D4.0
8
D4.0
8
D4.0
5
D6.0
Temp Dr
D106
exst
dr
exst
dr
exst
dr
XX2XX1
D103 D104
D102D101 D105
EXISTING
ELEVATOR
EXISTING
ELECTRICAL /
DATA ROOM
EXISTING
TRASH ROOM B Unit 102
1,048 sq ft
2-BEDROOM 1-BEDROOM
611 sq ft
A Unit 101
GFI GFI GFI
GFI
GFI GFIGFI44" AFF 44" AFF
37" AFF
GFI
37" AFF
GFI
44" AFF
37" AFF
GFI
37" AFF
GFI
44" AFF
37" AFFGFI 37" AFFGFI
44" AFF
44" AFF
44" AFF 44" AFF
37" AFFGFI37" AFFGFI
37" AFF
GFI
37" AFF
GFI
37" AFF
GFI
37" AFF
GFI
44" AFF 44" AFF
44" AFF
44" AFF
WP WP
WP WP
WP
WP
C
GFIGFIGFI
GFI
GFI
GFI
GFI
GFI
208 208
208 208
208208208
208
208
208
208
208
40" AFFGFI40" AFF
2
D6.0
ROOM # ROOM NAME MTL FINISH MTL FINISH NORTH FINISH EAST FINISH SOUTH FINISH WEST FINISH MTL FINISH COMMENTSExisting Corridor Existing Existing Existing Existing Existing Existing Existing Existing Existing Existing Existing Existing Existing Existing 120 Corridor Carpet C-2,3,6 Wood - Drywall P-4,5 Drywall P-4,5 Drywall P-4,5 - - Drywall P-1 Use P-4 above chair rail and P-5 below chrail. See floor plan for carpet pattern.121 Corridor Carpet C-2,3,6 Wood - Drywall P-4,5 Drywall P-4,5 Drywall P-4,5 Drywall P-4,5 Drywall P-1 Use P-4 above chair rail and P-5 below chrail. See floor plan for carpet pattern.122 Corridor Carpet C-2,3,6 Wood - Drywall P-4,5 Drywall P-4,5 Drywall P-4,5 Drywall P-4,5 Drywall P-1 Use P-4 above chair rail and P-5 below chrail. See floor plan for carpet pattern.123 Corridor Carpet C-2,3,6 Wood - Drywall P-4,5 Drywall P-4,5 Drywall P-4,5 Drywall P-4,5 Drywall P-1 Use P-4 above chair rail and P-5 below chrail. See floor plan for carpet pattern.124 Corridor Carpet C-2,3,6 Wood - Drywall P-4,5 Drywall P-4,5 Drywall P-4,5 Drywall P-4,5 Drywall P-1 Use P-4 above chair rail and P-5 below chrail. See floor plan for carpet pattern.125 Garage Concrete Sealer Vinyl VB-1 Concrete P-2 Concrete P-2 Drywall P-2 Concrete P-2 Concrete P-1 Use Vinyl Base at drywall wall only.126 Storage Concrete Sealer Vinyl VB-1 Plywood P-2 Plywood P-2 Plywood P-2 Concrete P-2 Concrete P-1127 Storage Concrete Sealer Vinyl VB-1 Plywood P-2 Plywood P-2 Plywood P-2 Plywood P-2 Concrete P-1128 Storage Concrete Sealer Vinyl VB-1 Plywood P-2 Plywood P-2 Plywood P-2 Plywood P-2 Concrete P-1129 Storage Concrete Sealer Vinyl VB-1 Plywood P-2 Concrete P-2 Plywood P-2 Plywood P-2 Concrete P-1130 Garage Concrete Sealer Vinyl VB-1 Concrete P-2 Concrete P-2 Drywall P-2 Concrete P-2 Concrete P-1 Use Vinyl Base at drywall wall only.131 Storage Concrete Sealer Vinyl VB-1 Plywood P-2 Plywood P-2 Plywood P-2 Concrete P-2 Concrete P-1132 Storage Concrete Sealer Vinyl VB-1 Plywood P-2 Plywood P-2 Plywood P-2 Plywood P-2 Concrete P-1133 Storage Concrete Sealer Vinyl VB-1 Plywood P-2 Plywood P-2 Plywood P-2 Plywood P-2 Concrete P-1134 Storage Concrete Sealer Vinyl VB-1 Plywood P-2 Concrete P-2 Plywood P-2 Plywood P-2 Concrete P-1135 Garage Concrete Sealer Vinyl VB-1 Concrete P-2 Concrete P-2 Drywall P-2 Concrete P-2 Concrete P-1 Use Vinyl Base at drywall wall only.136 Storage Concrete Sealer Vinyl VB-1 Plywood P-2 Plywood P-2 Plywood P-2 Concrete P-2 Concrete P-1137 Storage Concrete Sealer Vinyl VB-1 Plywood P-2 Plywood P-2 Plywood P-2 Plywood P-2 Concrete P-1138 Storage Concrete Sealer Vinyl VB-1 Plywood P-2 Plywood P-2 Plywood P-2 Plywood P-2 Concrete P-1139 Storage Concrete Sealer Vinyl VB-1 Plywood P-2 Concrete P-2 Plywood P-2 Plywood P-2 Concrete P-1140 Garage Concrete Sealer Vinyl VB-1 Drywall P-2 Concrete P-2 Concrete P-2 Concrete P-2 Concrete P-1 Use Vinyl Base at drywall wall only.141 Storage Concrete Sealer Vinyl VB-1 Plywood P-2 Concrete P-2 Plywood P-2 Plywood P-2 Concrete P-1142 Storage Concrete Sealer Vinyl VB-1 Plywood P-2 Plywood P-2 Plywood P-2 Plywood P-2 Concrete P-1143 Storage Concrete Sealer Vinyl VB-1 Plywood P-2 Plywood P-2 Plywood P-2 Plywood P-2 Concrete P-1144 Storage Concrete Sealer Vinyl VB-1 Plywood P-2 Plywood P-2 Plywood P-2 Concrete P-2 Concrete P-1145 Garage Concrete Sealer Vinyl VB-1 Drywall P-2 Concrete P-2 Concrete P-2 Concrete P-2 Concrete P-1 Use Vinyl Base at drywall wall only.146 Storage Concrete Sealer Vinyl VB-1 Plywood P-2 Concrete P-2 Plywood P-2 Plywood P-2 Concrete P-1147 Storage Concrete Sealer Vinyl VB-1 Plywood P-2 Plywood P-2 Plywood P-2 Plywood P-2 Concrete P-1148 Storage Concrete Sealer Vinyl VB-1 Plywood P-2 Plywood P-2 Plywood P-2 Plywood P-2 Concrete P-1149 Storage Concrete Sealer Vinyl VB-1 Plywood P-2 Plywood P-2 Plywood P-2 Concrete P-2 Concrete P-1150 Garage Concrete Sealer Vinyl VB-1 Drywall P-2 Concrete P-2 Concrete P-2 Concrete P-2 Concrete P-1 Use Vinyl Base at drywall wall only.151 Storage Concrete Sealer Vinyl VB-1 Plywood P-2 Concrete P-2 Plywood P-2 Plywood P-2 Concrete P-1152 Storage Concrete Sealer Vinyl VB-1 Plywood P-2 Plywood P-2 Plywood P-2 Plywood P-2 Concrete P-1153 Storage Concrete Sealer Vinyl VB-1 Plywood P-2 Plywood P-2 Plywood P-2 Plywood P-2 Concrete P-1154 Storage Concrete Sealer Vinyl VB-1 Plywood P-2 Plywood P-2 Plywood P-2 Concrete P-2 Concrete P-1155 Corridor Concrete Sealer Vinyl VB-1 Drywall P-2 Drywall P-2 Drywall P-2 Drywall P-2 Concrete P-1 New Elevator Carpet C-6 - - ------- ---Wall panels by elevator company.1 Existing Stair Existing Existing Existing Existing Existing Existing Existing Existing Existing Existing Existing Existing Existing Existing2 New Stair Vinyl Tile VT-1,VTR-1 Vinyl VB-1 Drywall P-2 Drywall P-2 Drywall P-2 Drywall P-2 Drywall P-1 Steel Risers to be painted. Also, paint thstringers and handrail. Use VTR-1 at staitreads.3 New Stair Vinyl Tile VT-1,VTR-1 Vinyl VB-1 Drywall P-2 Drywall P-2 Drywall P-2 Drywall P-2 Drywall P-1 Steel Risers to be painted. Also, paint thstringers and handrail. Use VTR-1 at staitreads.4 Existing Stair Existing Existing Existing Existing Existing Existing Existing Existing Existing Existing Existing Existing Existing Existing5 Existing Stair Existing Existing Existing Existing Existing Existing Existing Existing Existing Existing Existing Existing Existing Existing
CEILINGFLOOR BASE WALLS WALLS WALLS WALLS
ROOM # ROOM NAME MTL FINISH MTL FINISH NORTH FINISH EAST FINISH SOUTH FINISH WEST FINISH MTL FINISH COMMENTSExisting Corridor Existing Existing Existing Existing Existing Existing Existing Existing Existing Existing Existing Existing Existing Existing 220 Corridor Carpet C-2,3,6 Wood - Drywall P-4,5 Drywall P-4,5 Drywall P-4,5 - - Drywall P-1 Use P-4 above chair rail and P-5 below chrail. See floor plan for carpet pattern.221 Corridor Carpet C-2,3,6 Wood - Drywall P-4,5 Drywall P-4,5 Drywall P-4,5 Drywall P-4,5 Drywall P-1 Use P-4 above chair rail and P-5 below chrail. See floor plan for carpet pattern.222 Corridor Carpet C-2,3,6 Wood - Drywall P-4,5 Drywall P-4,5 Drywall P-4,5 Drywall P-4,5 Drywall P-1 Use P-4 above chair rail and P-5 below chrail. See floor plan for carpet pattern.223 Corridor Carpet C-2,3,6 Wood - Drywall P-4,5 Drywall P-4,5 Drywall P-4,5 Drywall P-4,5 Drywall P-1 Use P-4 above chair rail and P-5 below chrail. See floor plan for carpet pattern.224 Corridor Carpet C-2,3,6 Wood - Drywall P-4,5 Drywall P-4,5 Drywall P-4,5 Drywall P-4,5 Drywall P-1 Use P-4 above chair rail and P-5 below chrail. See floor plan for carpet pattern.225 Corridor Carpet C-2,3,6 Wood - Drywall P-4,5 Drywall P-4,5 Drywall P-4,5 Drywall P-4,5 Drywall P-1 Use P-4 above chair rail and P-5 below chrail. See floor plan for carpet pattern.1 Existing Stair Existing Existing Existing Existing Existing Existing Existing Existing Existing Existing Existing Existing Existing Existing2 New Stair Vinyl Tile VT-1,VTR-1 Vinyl VB-1 Drywall P-2 Drywall P-2 Drywall P-2 Drywall P-2 Drywall P-1 Steel Risers to be painted. Also, paint thstringers and handrail. Use VTR-1 at staitreads.3 New Stair Vinyl Tile VT-1,VTR-1 Vinyl VB-1 Drywall P-2 Drywall P-2 Drywall P-2 Drywall P-2 Drywall P-1 Steel Risers to be painted. Also, paint thstringers and handrail. Use VTR-1 at staitreads.4 Existing Stair Existing Existing Existing Existing Existing Existing Existing Existing Existing Existing Existing Existing Existing Existing5 Existing Stair Existing Existing Existing Existing Existing Existing Existing Existing Existing Existing Existing Existing Existing Existing
- Use P-3 at metal doors, metal door frames, and metal stringers, risers, and handrails. - Paint drywall soffits P-4 in corridors 120, 121, 122, 123, 124, 220, 221, 222, 223, 224, and 225. - Use P-6 only at metal door frames where wood doors are used.CARPET:C-2 Atlas Moda, Color: MM69 "Pine Grove" 12'-6" BroadloomC-3 Atlas Moda, Color: MM36 "Grape Thistle" 12'-6" BroadloomC-6 Collins & Aikman 03006 Celyn, Color 63003 "Opal" 6'-0" BroadloomPAINT:P-1 Benjamin Moore "Decorator's White"P-2 Benjamin Moore OC-8 Elephant TuskP-3 Benjamin Moore HC-86 Kingsport GrayP-4 Benjamin Moore HC-39 Putnam IvoryP-5 Benjamin Moore HC-110 Wethersfield MossP-6 Benjamin Moore 1041 ScarecrowVINYL BASE:VB-1 Mannington #909 Taupe Stone, 4" highVINYL TREAD:VTR-1 Mannington Commercial Stair Tread 250, Type TV, Color: 909 Taupe StoneVINYL TILE:VT-1 Mannington Essentials, 133 Almondine 12" x 12"RESIDENT ROOM FINISHES:Cabinetry Woodland, Door Style: “Hill,” Nutmeg Finish on Maple (Base)Woodland, Door Style: “Vista,” Nutmeg Finish on Maple (Upgrade)Woodland, Door Style: “Hill,” Toast Finish on Cherry (Base)Woodland, Door Style: “Vista,” Toast Finish on Cherry (Upgrade)Granite Uba Tuba - Polished FinishCarioca - Polished FinishVinyl Floor Armstrong "Natural Creations" Arbor Art TP018 Alder MidCeramic Tile "Montagne" Olympia Tile, Color: Beige 12" x 12"(Bathroom floors and shower walls)Ceramic Tile Crossville "Main Street" CRAV212, Color: Café Caramel 2" x 2"(Shower floors)Accent Tile Crossville "Main Street", AV213 Bistro Brown 2" x 2"(Bathroom floors)Grout Custom Building Products, #122 LinenCarpet Shaw Passageway I 52S22 (Base), 108 Classic Buff(Option 1)Shaw Mirabeau 53557 (Upgrade), 700 Bauhaus BuffPaint: Benjamin Moore OC-2 Pale AlmondCarpet Shaw Passageway I 52S22 (Base), 201 Straw Hat(Option 2)Shaw Mirabeau 53557 (Upgrade), 702 WickerPaint: Benjamin Moore HC-32 Standish WhiteCarpet Shaw Passageway I 52S55 (Base), 710 Toasty(Option 3)Shaw Mirabeau 53557 (Upgrade), 707 Mocha JavaPaint: Benjamin Moore HC-26 Monroe Bisque
D-G3
D124C
D-S2
D-G3 D-G3
D-S3
D-G2D-G2D-G1D-G2D-G2 D-G2D-G2D-G1D-G2D-G2
D-G2D-G2D-G1D-G2D-G2
D-G2D-G2
D-G1
D-G2D-G2
D-G2D-G2
D-G1
D-G2D-G2
D124B
D124A
D124A
D-G2D-G2D-G1D-G2D-G2
D125B
D-G3 D-G3D-G3
D-G3 D-G3 D-G3 D-G3D-G3D-G3
NEW
ELEVATOR
JJ
JJ
J
J
5/8"
17'-3 1/8" 4'-10" 18'-8 1/8" 11 5/8" 17'-10 5/8" 4'-10" 36'-8 1/2" 4'-10" 18'-1 1/4"
4
3
/
4
"
7
'
-
1
0
1
/
4
"
5
'
-
0
"
7
'
-
1
0
1
/
4
"
4
3
/
4
"
5'
-
1
1
/
4
"
29
'
-
1
3
/
8
"
29
'
-
1
3
/
8
"
20
'
-
1
1
"
4
3
/
4
"
7'
-
5
1
/
2
"
4
3
/
4
"
1
'
-
8
"
3'
-
4
"
4
3
/
4
"
7
'
-
5
1
/
2
"
4
3
/
4
"
20
'
-
1
1
"
4'
-
0
"
20
'
-
1
1
"
4
3
/
4
"
7
'
-
5
1
/
2
"
4
3
/
4
"
5
'
-
0
"
4
3
/
4
"
7'
-
5
1
/
2
"
4
3
/
4
"
2
0
'
-
1
1
"
29
'
-
1
3
/
8
"
5
'
-
1
1
/
4
"
2
9
'
-
1
3
/
8
"
1'-1/4" 20'-7 3/8" 20'-9 1/2" 20'-9 1/2" 20'-9 1/2" 20'-9 1/2" 20'-7 3/8" 1'-1/4"
2'-1/2" 18'-4 3/4" 2'-4 3/4" 18'-4 3/4" 2'-4 3/4" 18'-4 3/4" 2'-4 3/4" 18'-4 3/4" 2'-4 3/4" 18'-4 3/4"2'-4 3/4"18'-4 3/4" 2'-1/2"
126'-5 1/4" OVERALL
29
'
-
1
/
2
"
1
7
'
-
7
1
/
2
"
1
9
'
-
0
"
65
'
-
8
"
O
V
E
R
A
L
L
EQ - TYP EQ - TYP
20
'
-
5
7
/
8
"
2
5
'
-
1
1
/
2
"
2
0
'
-
3
/
4
"
8'-7 1/2"
1'
-
2
"
3'-0" 5'-0"
4'-
4
"
8'-7 5/8" 4 3/4"8'-8"8'-6" 4 3/4" 8'-6 1/2"8'-6 5/8" 4 3/4" 8'-6 1/2"8'-6 1/2" 4 3/4" 8'-6 1/2"8'-11 1/2" 4 3/4" 8'-11 1/4"8'-2 5/8"4 3/4"8'-3"
2"
1'-11 1/2"
2'-8"
3'-8" 5'-4"
8'
-
0
"
2'-0"
2'-6"
2'-6"
8'-2" 2'-9 3/8"
9'-8 1/8"
7'
-
7
"
5'-
1
5
/
8
"
3
'
-
8
5
/
8
"
10'-11 3/8"
8'-
1
0
1
/
4
"
7 5/8"
7'
-
7
"
4
'
-
4
"
3'
-
1
"
1'
-
4
"
1'-4"
3'
-
0
"
7'-
1
0
1
/
4
"
3'-0" 14'-3"
1'-0"
1
D6.0
1
D6.0
7
D4.0
2
D4.0
5
D4.0
Storage Storage
GARAGE
Storage
Storage
Storage
GARAGE
StorageStorage
HEATER
UNIT
GARAGE
HEATER
UNIT
GARAGE GARAGE
HEATERUNIT
GARAGE
HEATERUNITHEATERUNIT
StorageStorage
Storage
Storage
Storage Storage
Storage
Storage
up
StorageStorageStorage
Storage StorageStorage
StorageStorage Storage
P h a s e 1 A d d i t i o n
HEATER
UNIT
up
MO
FI
NMOFI
N
Face Of Brick -
typ except CL's
TY
P
MO - typ
TY
P
TYP TO ALL DOORS
IN STORAGE AREA
FRAMED WALLS
MA
T
C
H
S
L
A
B
TO
T
H
E
N
O
R
T
H
C-3
C-6
C-2
DIMENSIONS APPLY TO
BOTH SIDES OF CORRIDOR
TYP TO ALL
CURB STOPS
IN GARAGES
Wood decks -
refer to D8.1
Wood decks -
refer to D8.1
Typ: align with light
fixture directly below
UNIT 208
HEAT PUMP
UNIT 207
HEAT PUMP
UNIT 211
HEAT PUMP
UNIT 212
HEAT PUMP
UNIT 209
HEAT PUMP
UNIT 210
HEAT PUMP
C
Level
Landing
Slope up 8"Level
Floor
Corridor 124
Corridor 125
125 130 135
140145150
126 127 128 129 131 132 133 134 136 137 138 139
154 153 152 151 149 148 147 146 144 143 142 141
STAIR 2
ST
A
I
R
3
Wrap
handrail
around
corner
1'-0"
3
D6.0
3
D6.0
4
D6.0
4
D6.0
6
D4.0
6
D4.0
8
D4.0
8
D4.0
5
D6.0
D124D
3
D8.0
3
D8.0
2
D8.0
2
D8.0
37" AFF
GFI
F
44" AFF
WP
WP WP WP WP
WP WP WP WPWPWP
WP WP WP WP
WP WP WP WPWPWP
WP
WP
208
WP
WP
2
D6.0
CENTER
AREA
CEDAR
WING
ASPEN
WING
DOGWOOD
WINGFIR
WING
WINDSOR HOUSE
ELM
WING
LOCATION KEY
BIRCH
WING
2nd Floor
SD
SD
R
SD
R
SD
SD
SD
SD
R
SD SD
R
SD
SD
R
B B B B B
B B
B B B B B
B B
B B B B B B B B B B
B B
B B
SD
SD
R
SD
eq eq
eq
e
q
4'
-
6
"
eq
2'-0"
4'
-
6
"
2'-
0
"
5'-
6
"
1'-6"
3'-
0
"
2'-6" 2'-6"
2'-6"
7'
-
0
"
5'
-
0
"
1'-6"
2'
-
0
"
5'-
0
"
eq
e
q
12'-8"
3'-0"
5'-
6
"
4'-
0
"
5'-0"
5'-
6
"
5'-
0
"
5'-
6
"
6'
-
6
"
5'-
0
"
8"
8"
6'-0" 12'-6 1/4" 6'-0"
5'-2" 10'-4" 5'-2"5'-2"10'-4"5'-2"5'-2" 8'-4" 5'-2"
5'-0" 8'-11 1/2" 8'-11 5/8"5'-0"3'-6" 9'-8" 3'-6"3'-6" 9'-8" 3'-6"4'-6" 11'-8 5/8" 4'-6"4'-6" 11'-8 5/8" 4'-6"
EQ EQ
2'-10"
EQ EQ
2-BEDROOM
1,100 sq ft
1-BEDROOM
C Unit 103
2-BEDROOM
1,100 sq ft
St
a
i
r
1
1-BEDROOM
856 sq ft
E Unit 106
740 sq ft
A Unit 105
D Unit 104
up
W/D
W/D
W/D
W/D
W/D
W/D
to outlets
t
o
o
u
t
l
e
t
s
dim
typ to all ceiling fansOC in the room unlessdimensioned
to outlets to outlets to
o
u
t
l
e
t
s
di
m
to outl
e
t
s
typ
typ
CL of
wall
di
m
to out
l
e
t
s
typ
to o
u
t
l
e
t
s
dim
to
o
u
t
l
e
t
s
to outlets
dim
to outle
t
s
to ou
t
l
e
t
s
EP
EP
EP
Drywall soffits in corridorTyp to
all soffits
Typ to all
patios
exit
exit
exit
exit
exit
to outlets
EP
t
o
o
u
t
l
e
t
s
dim
to outlets
typ
typ
CL of
walltyp
MASTER
BEDROOM
LIVING ROOM DINING
KITCHEN
BEDROOM
BATHROOM
MASTER
BATHROOM
BATHROOM
BEDROOM
DINING
LIVING ROOM
KITCHEN
MASTER
CLOSET
Wood
Carpet
MASTER
BEDROOM
MASTER
CLOSET
DINING
LIVING ROOM
KITCHEN KITCHEN
LIVING ROOM
DINING
BEDROOM
MASTER
BEDROOM
MASTER
CLOSET
MASTER
BATHROOM
BATHROOM
BATHROOM
LIVING ROOM
MASTER
BEDROOM
MASTER
CLOSET
MASTER
BATHROOM
KITCHEN
DINING
Typ: connect all emergency lighting
to emergency circuit for exit lights
UP
St
a
i
r
5
UP
St
a
i
r
4
UPEx
i
s
t
i
n
g
C
o
r
r
i
d
o
r
Corridor 120
Corridor 121
Corridor 122
To Fir
Wing
To Birch
Wing
To Main
Building
See D3.0 for
1/4" scale plan See D3.0 for
1/4" scale plan
See D3.1 for
1/4" scale plan
See D3.1 for
1/4" scale plan
See D3.0 for
1/4" scale plan See D3.2 for
1/4" scale plan
TYP TYP
Corridor 123
Temporary Wall
w/door
EXISTING
ELEVATOR
EXISTING
ELECTRICAL /
DATA ROOM
EXISTING
TRASH ROOM B Unit 102
1,048 sq ft
2-BEDROOM 1-BEDROOM
611 sq ft
A Unit 101
NEW
ELEVATOR
B
B
"
12'-0"eq eq eq eq
8'
-
0
"
8
'
-
0
"
eq eq
10'-7/8"
3'-0"
10
'
-
0
"
eq eq
2'-10"3'-8"
Storage Storage
GARAGE
Storage
Storage
Storage
GARAGE
StorageStorage
HEATER
UNIT
GARAGE
HEATER
UNIT
GARAGE GARAGE
HEATER
UNIT
GARAGE
HEATER
UNIT
HEATER
UNIT
StorageStorage
Storage
Storage
Storage Storage
Storage
Storage
up
StorageStorageStorage
Storage StorageStorage
StorageStorage Storage
HEATER
UNIT
up
exit
exit
exit
Typ to allstorage rooms
Ty
p
t
o
a
l
l
g
a
r
a
g
e
s
fo
r
d
o
o
r
o
p
e
n
e
r
Typ to corridor
exit
exit
exit
exit
OOM
TTTTTTTTTTTT
TTTTTTTTTTTT
Typ: connect all emergency lighting
to emergency circuit for exit lights
Corridor 124
Corridor 125
125 130 135
140145150
126 127 128 129 131 132 133 134 136 137 138 139
154 153 152 151 149 148 147 146 144 143 142 141
STAIR 2
ST
A
I
R
3
3
J
G = VANITY FIXTURE
HL= HEAT LAMP
C
EL
E
C
T
R
I
C
A
L
K
E
Y
CE
I
L
I
N
G
F
I
X
T
U
R
E
K
E
Y
E = RECESSED FIXTURE TBD
C = DECORATIVE INCANDESCENT
PENDANT FIXTURE
B = INTERIOR WALL SCONCE
F = TRACK LIGHTING
A = EXTERIOR WALL SCONCE
I = SHOWER FAN WITH LIGHT
= DISPOSAL CONNECTION WITH SWITCH
S
= DATA / TELEPHONE OUTLET
= CABLE TV OUTLET
= FIRE ALARM STROBE / HORN
= SMOKE DETECTORSD
= ELECTRICAL PANELEP
= WALL SWITCHS
= DUPLEX WALL OUTLET
= SWITCHED DUPLEX WALL OUTLET
= QUAD WALL OUTLET
= QUAD WALL OUTLET W/SWITCHED DUPLEX
= GROUND FAULT INTERRUPTOR OUTLET
= WATERPROOF QUAD OUTLET
= FLOOR DUPLEX OUTLET
= FLOOR DUPLEX OUTLET HALF SWITCHED
= APPLIANCE OUTLET (208 V)
J = EXTERIOR OVERHEAD LIGHT
K = FLUORESCENT LIGHT
GFI
WP
D = UNDER-CABINET FIXTURE
H = CEILING FAN
M= CLOSET LIGHT
M= CLOSET LIGHT
T = TIMER WALL SWITCH
= 3 WAY WALL SWITCH
= 4 WAY WALL SWITCH
= MOTOR CONTROL OUTLET
EXIT = EMERGENCY EXIT
LIGHTING FIXTURE
= JUNCTION BOX
208
1/8" = 1'-0"1 GROUND FLOOR PLAN - REMODELING
1/8" = 1'-0"2 GROUND FLOOR PLAN - ADDITION
1/8" = 1'-0"3 GROUND FLOOR CEILING PLAN
1/8" = 1'-0"4 GROUND FLOOR CEILING PLAN
MATCH
LINE
MATCH
LINEMATCH
LINE
MATCH
LINE
- ADDITION
- REMODELING
S
WE
N
TRUE
NORTH
DOGWOOD PLAN
NORTH
C0ity of Muskego
Plan Commission Discussion PC 008-2014
For the meeting of: February 4, 2014
REQUEST: Conceptual 2-Lot Land Division/Reconfiguration
W195 S7373 Racine Ave. & W195 S7383 Racine Ave. / Tax Key Nos. 2189.990.001 & 2189.991.001
NE ¼ of Section 8
PETITIONER: Ken & Mary Belmore
INTRODUCED: February 4, 2014
LAST AGENDA: N/A
PREPARED BY: Adam Trzebiatowski, AICP
BACKGROUND PC 008-2014
The petitioner has submitted a Conceptual Lot Line Adjustment.
The petitioner is requesting conceptual approval to get comments from the Planning Commission
regarding the proposal. The petitioner will be present at the meeting to further explain the conceptual lot
line adjustment and to answer any questions.
PLAN CONSISTENCY PC 008-2014
Comprehensive Plan:
The 2020 Plan depicts the area for Medium Density Residential (1-2.99
units/acre). The proposed concept is consistent with the Plan.
Zoning:
The property is zoned RS-2 – Suburban Residence District. This
zoning requires minimum lot sizes of 20,000 SF and average lot width
of 110’ where municipal sewer is available. The two proposed
conceptual parcels appear to meet these requirements based upon the
dimensions and areas calculations provided.
DISCUSSION PC 008-2014
Per the submittal the petitioners are looking to reconfigure two existing lots. The proposed reconfigured
layout would still contain two lots. This lot was originally two lots many years ago that were combined at
some point. This was usually done for tax reasons. In 2001 the owners applied for and were granted
“Legal Lot Status”, which allowed combined lots to be re-split into their original layout, even if the layouts
were non-conforming. Specifically, the lots widths are non-conforming currently. As noted above, the
owners are now looking to reconfigure lot layouts. The new conceptual layout would place the lot lines
closer to way that each lot is actually used and it would now make the lots conforming in area and
minimum average width. The only point of possible concern would be that while the southern lot would
meet the minimum right-of-way frontage requirement of 80 feet, that 80 foot width would need to narrow
down (to about 45’) at some point to accommodate the existing garage offsets which is proposed to be
located on the northern lot.
A few additional items that would need to be looked at or thought about if this proceeds are as follows:
Any existing easements that are no longer required would need to be formally removed or
vacated. This specifically applies to the existing Ingress -Egress Easement currently on the
northern lot for the benefit of the southern lot.
Any other accessory structures and/or sheds on the properties will need to be shown on the CSM
and if any of these buildings are over size limits or do not meet the minimum s etback/offsets, said
buildings may need to be removed. This concern may apply to the existing shed on the property.
New easements may need to be established for ingress -egress for the benefit of the driveway of
the southern home if it would be at all located on the newly proposed lot of the northern home.
DIRECTION PC 008-2014
Overall, staff believes that this conceptual land division could work since the information listed on the
conceptual proposal conforms to the local zoning codes. A future CSM similar to this proposal would be
looked upon fondly. Even though the lot layouts are irregular, the proposed reconfiguration will make the
lots more conforming.
The petitioner will be present at the meeting to further explain the project and to answer any questions.
No formal approval or denial will be given at this meeting and no guarantees can be made. This
conceptual approval is intended to solicit comments, suggestions, and ideas. If the petitioner would like
to take the next step and eventually apply for a formal CSM, the comments received at this meeting must
be addressed as part of the formal submittal.
MUSKE G Othe City of
Ar ea o f I nter estI070140
Feet
Ag en da I tem(s )
Pr op ertie s
Zonin g D istrict s
Righ t-of -Way
Hy dr ogr ap hy
Sup plemen tal MapRESOLUTION #PC 0 08-2014
Ke n & Mary Belmo re W19 5 S73 73 Racine Av e &W19 5 S73 83 Racine Av e
J A N E S V I L L E
L O O M I S R D
RA
CIN
E
AV
DURHAM
W O O D S
CO L L EG E
Pre p are d by Ci ty o f M u ske g o P la n ni ng D e pa rtm en t Da te : 1 /2 1/2 0 14