HomeMy WebLinkAboutA043 - Update of Concept for 12-Unit Housing Development on City property west of Harrison Road at Welbeck DriveITEM #:50
DATE:05-13-25
DEPT:P&H
SUBJECT:UPDATE OF CONCEPT FOR 12-UNIT HOUSING DEVELOPMENT ON CITY
PROPERTY WEST OF HARRISON ROAD AT WELBECK DRIVE
COUNCIL ACTION FORM
BACKGROUND:
The City owns a surplus property located on the west side of the intersection of Welbeck and Harrison
in north Ames (see location map). City Council previously evaluated reuse of the site for housing in
2024 and directed staff to solicit an RFP for development of 5-12 homes on the property. No
formal proposal was received in 2024.
O n March 25, 2025, City Council reviewed a request from the Ames Regional Economic Alliance
(AREA) to enter into an MOU to identify a potential developer of the site within specific parameters
consistent with the basic expectation of the 2024 RFP. Council approved the MOU and for the City to
work with Brenda Dryer of the AREA to further the housing development goal.
Key elements of the MOU included development of ownership housing, density of 5-12 units, and
for participation in the state's workforce housing tax credit program to target construction of
market rate workforce housing.
Ms. Dryer has identified a willing and capable developer for the property, Keystone Development
group, and now requests that City Council consider setting a date of hearing for May 27 to approve the
sale of the land in order to proceed with the development plan. The attached letter describes the
development group and project. Concept plans are also attached.
The development concept creates a single private street with housing situated to the rear of the site. The
plan includes 12 housing units with two different configurations and price points. Six of the units are
two-story bi-attached homes and six units are three-unit attached units. Each home will include at least
a one car garage, driveway, and rear yard area. The Plan would require approval of a Planned Unit
Development (PUD) Overlay and subdivision to create the smaller lots for each home and the private
street. The rear setbacks of the homes will meet minimum standards of the zoning ordinance.
Overall staff believes the proposal is similar to initial concepts considered for the site in 2024. The
housing will be owner-occupied with a requirement for the homes to be the primary residence of the
homeowner. The developer has indicated that the price points of $245,000 to $275,000 are within
the range of allowable costs for the state workforce housing tax credit program. The developer has
experience building and selling the proposed housing units in other central Iowa locations.
In order to achieve the proposed price points for each home the developer requests sale of the
property for a nominal amount of $1. The City is requested to enter into an option to purchase
the site and provide a letter of support for the workforce housing tax credit program.
Staff proposes a hearing date for the purchase option on May 27 along with approval of resolution of
support in order to allow for the developer to submit its application by the state deadline of June 10.
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PUBLIC NOTICE:
In 2024 City Planning Division staff met with neighborhood interests about development of the site.
Many neighbors attended Council meetings and voiced that they did not want the City to pursue
development of the site, and wanted the property to be kept as open space. No formal notice is required
at this point of consideration of proposed concept. However, staff emailed the interested parties from a
list generated last year before the May 13 meeting to alert the group of the pending review by the
Council of a development concept.
The May 27 meeting requires published notice for the entering into an agreement to sell the property.
Additionally, future development of the site will trigger additional public hearing notices for a PUD
rezoning and subdivision.
ALTERNATIVES:
1. Direct staff to prepare a land purchase option agreement for the Keystone Development group at
a price of $1 subject to conformance with the terms consistent with the proposed development
concept and set a date of public hearing for May 27 for its approval.
2. Direct staff to include specific additional or modified terms in a land purchase option agreement
with the Keystone Development group and set a date of hearing for May 27.
3. Decline to enter into a land purchase agreement with the Keystone Development Group.
CITY MANAGER'S RECOMMENDED ACTION:
Staff believes that a developer has been identified that is capable of constructing the proposed the
12-unit concept consistent with City Council's previously identified goals for the site. Therefore, it
is the recommendation of the City Manager that the City Council approve Alternative #1, as described
above.
ATTACHMENT(S):
Harrison Welbeck Location Map.pdf
Letter for Harrison Site Overview.docx
Harrison Building Concepts.pdf
2
SITE
CHARACTERISTICS
•Site Acreage –
1.8 acres
•Existing Zoning –
Residential Low
Density Zone (RL)
•Lot J - Bloomington
Heights West Plat 3
•Conveyed to the
City of Ames in 2004
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AmesAlliance.com
515.232.2310
304 Main Street
Ames, Iowa 50010
PROJECT OVERVIEW
Proposed Name:Harrison Court / see proposed layout
Number of Units:12 (3 - twin homes / 2 - 3 plex) / see attached plans
Type:Owner Occupied Attached
Developer:Keystone Equity
Background:Home builder serving the Des Moines Metro and surrounding area
since 2017. JD Albright is a 3rd generation building/developer. He has
built more than 500 homes over his 30 years in the construction
business. Khoa Bui (KB) is a graduate of Drake University and a
licensed real estate agent at Re/Max Precision. Together they have
developed more than 175 lots and built more than 65 homes.
Anticipated
Infrastructure cost:$440,000
Land Request:$1.00 purchase price
Other Project Details
-Home Specifications
o 3 plex:
3 bedroom / 1.5 bathrooms / sq. footage: 1148
Single garage / Unfinished basement
Concrete patio
Includes: Stove, microwave, and dishwasher
Projected sales price: $245,000
o Twin Home:
3 bedroom/ 2.5 bathrooms / sq. footage: 1450
Double garage / Unfinished basement
Concrete patio
Includes: Stove, microwave, and dishwasher
Projected sales price: $274,900
-Planned Unit Development (PUD)
-Private Street / estimated $450 ANNUAL homeowner’s fee
-Restrictive covenants will be put in place
-Will require primary residency
Timeline:
-City Development Process / June – August 2025
-Submission State of Iowa Workforce Housing Tax Credit Application / June 10, 2025
-Infrastructure Work / August 2025
-Home construction started / October 2025
4
GENERAL NOTES & DESIGN CRITERIA
SYMBOLS
ABBREVIATIONS
ELECTRICAL LEGEND
!
Square Footage
Roof Pitch Ratio
or
8/12
8
12
8
0
7
0
Concrete
Earth
Granular or
Gravel Fill
Minimum 3"x3"
Solid Bearing
or as required
Sillcock
Detail Number
Section Number
Ceiling Pattern
Detail W/Height
WP
GF
PC
THERMOSTATT
CH.CHIMES
FLOOD LIGHT
FLUORESCENT LIGHT
TRACK LIGHT
F EXHAUST FAN
F
PADDLE FAN
SD.
S
TWO-WAY SWITCHS
S THREE-WAY SWITCH3
S FOUR-WAY SWITCH
NOTE: WIRE SMOKE DETECTORS IN SERIES
Wall
Brick or
Stone
Blown
Insulation
Flue & Duct
Roof Louver
Floor Drain
%
ARTIST CONCEPTION ONLY
Direction of
Section
S
A
4
UNDER COUNTER
LIGHT
EXHAUST FAN/LIGHT
COMBO
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FIXTURE
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SMOKE DETECTOR
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HALF SWITCHED
110V OUTLET
GROUND FAULT
110 V. OUTLET
110V OUTLET
220V OUTLET
WEATHERPROOF
110V OUTLET
FLOOR 110V
OUTLET
SURFACE MOUNT
LIGHT
RECESSED CAN
LIGHT
WALL MOUNT
LIGHT
PULL-CORD
SURFACE MOUNT
LIGHT
Batt
Insulation
Wood
Frame
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HOME PLAN DESIGN SERVICE
ARTWORK NOT TO SCALE
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DN
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EXP
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GALV
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Dishwasher
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Each
Entertainment
Exposure
Exterior
Finished
Floor Joist
Fluorescent
Footing
Galvanized
Garbage Disposal
Glued & Nailed
Gluelam Header
Header
A/C
ADJ
AWN
BLDG
BSMT
BTM
BTW
CANT
C.J.
CLG
CEIL
CMU
C.O.
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Air Conditioner
Adjustable
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Building
Basement
Bottom
Between
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Ceiling
Ceiling
Concrete Masonry Unit
Cased Opening
Concrete
Double
Double Hung
INSUL
INT
JST
LVL
LIN
MAX
MBR
MICRO
MIN
MISC
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OPNG
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PICT
POLY
Insulation
Interior
Joist
Laminated Veneer Lumber
Linen
Maximum
Master Bedroom
Microwave
Minimum
Miscellaneous
On Center
Overhead Door
Opening
Pull Chord
Picture
Polyethylene
PROJ
RAD
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RM
SEC
SHWR
S.L.
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STA
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TRANS
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Radius
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Refrigerator
Room
Second
Shower
Side Lite
Sump Pump Pit
Stationary
Standard
Steel
Structural
Trash Compactor
Tongue & Groove
Transom
TRAP
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HOME PLAN DESIGN SERVICE
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FRAMING MEMBERS (continued):
* Any wall 12'-0" high or higher shall be 2x6 and balloon framed.
* Unless noted otherwise, above all openings that are:
(1) Load bearing and less than or equal to 3 ft. ........... use 4x6.
(2) Load bearing and more that 3 ft. ............................ use (2) 2x12
w/1/2" Plywood between.
(3) Non-load bearing and less than or equal to 6 ft. .....use 4x6.
(4) Non-load bearing and more than 6 ft. .................... use (2) 2x12
w/1/2" Plywood between.
(5) All exterior openings use (2) 2x12 w/1/2" Plywood between.
* All trusses to be engineered by truss manufacturer according to the
loading indicated on this plan.
* All exterior corners shall be braced in each direction with let-in diagonal
bracing or plywood.
* Place (1) row of 1" x 3" cross-bridging on all spans over 8'-0" and
(2) rows of 1" x 3" cross-bridging on all spans over 16'-0".
* Collar ties are to be spaced 4'-0" o.c.
* All purlins and kickers are to be 2x6's, unless noted otherwise.
* Any hip or valley rafters over a 28'-0" span are to be Laminated Veneer
Lumber (L.V.L.).
MISC. NOTES:
* Prefabricated fireplaces and flues are to be U.L. approved and installed
as per manufacturer's specifications.
* All materials, supplies and equipment to be installed as per
manufacturer's specifications and as per local codes and requirements.
* Note: Provide proper insulation for all plumbing.
* 1/2" water-resistant drywall around showers, tubs and whirlpools.
* 1/2" drywall on interior walls and ceilings.
* 5/8" type "X" fire code drywall on garage walls and ceilings.
* Windows are called out by glass size only.
* Windows, if not noted, are assumed to be casements.
* Header heights are labeled to bottom of arched transoms
* Confirm window openings for your local egress requirements and
minimum light and ventilation requirements.
* Headroom at stairs shall have a minimum clearance of 6'-8" high.
* Provide proper handrails at stairs as per local code.
* The mechanical and electrical layouts are suggested only. Consult
your mechanical and electrical contractors for exact specifications,
locations and sizes.
* Jog flue to rear of ridge as necessary.
* Note: Provide proper wiring for all electrical appliances, mechanical
equipment and whirlpools as per manufacturer's specifications.
* All air conditioner locations may vary depending on restrictive
covenants and codes.
* Typical overhang sizes unless noted otherwise on drawing are as
follows:
On pitches of 4/12 - 5/12 - 6/12 = 24" overhang
7/12 = 20" overhang
8/12 = 16" overhang
9/12 = 16" overhang
10/12 - 11/12 - 12/12 = 12" overhang
* Note: Adjust overhangs to provide clearance for windows to open.
Adjust overhangs to maintain a consistent level when the plans call for
(2) different pitches at a hip.
* Minor alterations to this plan can be made by builder. Please contact
our drafting department for information and price quotes if major
changes are required.
* Design Basics, Inc. determines finished square footage by measuring
to the outside of all walls. We include: interior fireplaces and every
location in which the floor joists project from the foundation. We do not
include: window boxes where the floor joists do not project from the
foundation; 2-story entries; exterior fireplaces; garage; decks; patios;
porches; unfinished storage areas; basements or any other unfinished
areas.
CC
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8
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9
2
Re
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4
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9
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2
1
DESIGN LOADS:
* Floor: 40 psf. live Roof: 30 psf. live Ceiling: 10 psf. live
15 psf. dead 10 psf. dead 10 psf. dead
* Soil bearing Capacity - 2000 PSF
* Live loads, dead loads, wind loads, snow loads, lateral loads, seismic
zoning and any specialty loading conditions will need to be confirmed
before construction and adjustments to plans made accordingly. See
your local building officials for verification of your specific load data,
zoning restrictions and site conditions.
CONCRETE AND FOUNDATIONS:
* All foundation walls and slabs on grade shall be 3000 PSI (28-day
compressive strength concrete), unless noted otherwise.
* All interior slabs on grade shall bear on 4" compacted granular fill with
6 mil. polyethylene vapor barrier underneath.
* Provide proper expansion and control joints as per local requirements.
* All 36" x 36" x 18" concrete pads to have (3) #5 rods each way.
* All 48" x 48" x 18" concrete pads to have (4) #5 rods each way.
* Foundation walls are not to be backfilled until properly braced.
* Verify depth of frost footings with your local codes.
* Provide termite protection as required by HUD minimum property
standards.
* Foundation bolts must be anchored to sill plate with 1/2" bolts
embedded 15" in concrete walls.
REBAR & BOLT SCHEDULE:
BAR SIZE AND SPACING VERTICAL HORIZONTAL
8" Wall thickness #5 @ 16" o.c. #5 @ 16" o.c.
10" Wall thickness (w-brick) #5 @ 12" o.c. #5 @ 16" o.c.
EXTERIOR FILL BOLT SPACING
0" to 3'-6" 72" o.c.
3'-7" to 6'-0" 48" o.c.
6'-1" to 7'-0" 32" o.c.
Over 7'-0" Additional engineering may be required
STEEL:
* All structural steel for beams and plates shall comply with ASTM
specification A-36.
* All structural steel for steel columns shall comply with ASTM
specification A-53 Grade B or A-501.
* All reinforcing steel for concrete shall comply with ASTM specification
A-615 Grade 60.
* Provide steel shimns in all beam pockets.
* Steel columns are to be 3" I.D. (inside diameter) unless noted
otherwise.
FRAMING MEMBERS:
* Unless noted otherwise, all framing lumber shall have the following
characteristics:
Fb = 1,000 psi Fv = 75 psi E = 1,400,000 psi
* Contractor to confirm the size, spacing and stress characteristics of all
framing and structural members to meet your local code requirements.
* Hole sizes and locations in GluLam or Laminated Veneered Lumber
members are to be confirmed by a professional engineer.
* Any structural or framing members not indicated on the plan are to be
sized by contractor.
* Double floor joists under all partition walls, unless noted otherwise.
* All subflooring is assumed to be 3/4" thick.-Glued&Nailed
* All exterior walls are dimensioned to outside of 1/2" sheathing.
* All exterior walls are 4" (3 1/2" stud plus 1/2" sheathing), All interior
walls are 3 1/2" unless otherwise shown.
* Calculated dimensions take precedence over scaled dimensions.
* All walls are 9'-1 1/8" high unless otherwise noted or implied.
* All angled walls on floor plans are at 45 degree angle, unless otherwise
noted.
FRONT ELEVATION
SCALE: 1/4" = 1'-0"
MAIN FLOOR !
SECOND FLOOR !
SIDING
12
4
12
8
cultured
stone
cultured
stone
SIDING
12
4
12
8
cultured
stone
SIDING
MAIN FLOOR !
SECOND FLOOR !
8'
-
1
1
/
8
"
8'
-
1
1
/
8
"
5
Plan No.
Sheet No.
2
WWW.DESIGNBASICS.COM
Omaha, Nebraska
1-800-947-7526
29079
Copyright Plan Pros Inc.
The purchaser of these
plans is given a limited
license to reproduce
these plans for con-
struction purposes only
and further distribiution
is strictly prohibited.
Plan Pros Inc. is a pro-
fessional residential
design firm located in
Omaha, Nebraska.
1-800-947-7526.
Because site conditions
may vary, Plan Pros Inc.
cannot warrant the
suitability of these plans
for use on your specific
site. Construction from
these plans should not
be undertaken without
the assistance of a
construction professional.
C 2003
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FRONT ELEVATION
SCALE: 1/4" = 1'-0"
MAIN FLOOR !
SECOND FLOOR !
SIDING
12
4
12
8
cultured
stone
cultured
stone
SIDING
12
4
12
8
cultured
stone
SIDING
MAIN FLOOR !
SECOND FLOOR !
8'
-
1
1
/
8
"
8'
-
1
1
/
8
"
RIGHT SIDE ELEVATION
SCALE: 1/8" = 1'-0"
SIDING
SHINGLES
SECOND FLOOR !
MAIN FLOOR !
12
6
12
6
REAR ELEVATIONREAR ELEVATION
SCALE: 1/8" = 1'-0"
SIDING
SHINGLES
SECOND FLOOR !
MAIN FLOOR !
LEFT SIDE ELEVATION
SCALE: 1/8" = 1'-0"
SIDING
SHINGLES
SECOND FLOOR !
MAIN FLOOR !
12
6
12
6
6
Plan No.
Sheet No.
3
WWW.DESIGNBASICS.COM
Omaha, Nebraska
1-800-947-7526
29079
Copyright Plan Pros Inc.
The purchaser of these
plans is given a limited
license to reproduce
these plans for con-
struction purposes only
and further distribiution
is strictly prohibited.
Plan Pros Inc. is a pro-
fessional residential
design firm located in
Omaha, Nebraska.
1-800-947-7526.
Because site conditions
may vary, Plan Pros Inc.
cannot warrant the
suitability of these plans
for use on your specific
site. Construction from
these plans should not
be undertaken without
the assistance of a
construction professional.
C 2003
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ROOF PLAN
SCALE: 1/8" = 1'-0"
6/12
6/12
6/12
6/12
6/12
4/12
4/12
8/12
8/12
ridge vent
ri
d
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t
ri
d
g
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n
t
6/12
3/12
6/12
6/12
4/12
4/12
8/12
NOTE: EAVE VENTS
ALL AROUND
ridge vent
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NOTE: EAVE VENTS
ALL AROUND
WALL SECTION
SCALE: 3/8" = 1'-0"
3
DETAIL SHALL BE PERMITTED TO CONSTRUCT
SEPARATION BETWEEN EACH TOWNHOUSE
INCLUDING ATTACHED GARAGES
FIRE CAULK ALL PENETRATIONS THROUGH
SEPARATION WALL
(3)2X4 PRESSURE TREATED
SILL PLATE
ANCHOR BOLTS
10" THICK FOUND. WALL
(2)LAYERS 5/8 " TYPE "X"GYPSUM WALL
BOARD, OR EQUIVALENT SHALL BE
INSTALLED TO COVER ENTIRE WALL-NO
GAPS AT TOP OR BOTTOM.JOINTS MUST
BE TIGHT FITTING.PROVIDE A 1" AIR GAP
BETWEEN GYPSUM WALL BOARD FACES
2X4 BOTTOM PLATE
1" AIR GAP BETWEEN GYPSUM
WALL BOARD FACES
2X4 STUDS @ 16" OC
STAGGERED
2X4 WOOD FRAMING WITH 3 1/2 "
THERMAFIBER SOUND ATTENUATION
BATT INSULATION.PROVIDE REGULAR
REINFORCEMENT TO SUPPORT
INSULATION & PREVENT SAGGING.
METHOD OF SUPPORT AT
CONTRACTOR'S DISCRETION
5/8 " TYPE "X"
GYP. WALL BOARD
9 1/4 "
(2)2X4 TOP PLATE
(2)LAYERS 5/8 " TYPE "X"GYPSUM WALL
BOARD, OR EQUIVALENT SHALL BE
INSTALLED TO COVER ENTIRE WALL-NO
GAPS AT TOP OR BOTTOM.JOINTS MUST
BE TIGHT FITTING.PROVIDE A 1" AIR GAP
BETWEEN GYPSUM WALL BOARD FACES
MECHANICAL, ELECTRICAL
& PLUMBING ALLOWED IN 2X4
FRAMING CAVITY BUT SHALL
NOT DISTURB CENTER (2) LAYERS
OF GYPSUM WALL BOARD
3/4 " OSB SUBFLOOR
CAN BE CONTINUOUS
UNDER SEPARATION WALL
FLOOR
SYSTEM
4'-0"MIN
INSTALL GYPSUM WALL
BOARD TIGHT TO ROOF DECK
5/8 " TYPE "X" GYPSUM WALL
BOARD OR EQUIVALENT SHALL
BE INSTALLED WITH TIGHT FITTING
JOINTS OVER GABLE TRUSS
5/8 " GYPSUM WALL BOARD OR FIRE
RETARDANT TREATED SHEATHING
INSTALLED MINIMUM 4'-0"
r-13 batts
@ rim bolts according to
local governing
codes. see schedule
on cover page
grade varies
weatherproof
below grade
8"x16" cont.
conc. ftg.
(2)#4 rebar
2x8 sill
1/2"x8" sill
sealer
4" conc. floor
drain tile &
gravel fill
BASEMENT
MAIN FLOOR
POURED CONC.
FOUNDATION
SECOND
FLOOR
2X4 WALLS
@ 16" OC.
POLY-VAPOR
BARRIER
R-13 BATTS
r-13 batts
@ rim
1/2"
drywall
2X4 WALLS
@ 16" OC.
POLY-VAPOR
BARRIER
R-13 BATTS
1/2" roof sheathing
corrugated baffles
flashing
gutter
fascia
2x6 sub-fascia
2" CONT. eave vent
1/2"
drywall
12
6
soffit
siding
SHINGLES
WALL SECTION
SCALE: 3/8" = 1'-0"
3
REBAR & anchor
W-T&G FLOOR- G&N.
1/2" SHEATHING
roof felt
8'-0" HIGH
2x10 fj's @ 16" OC.
W-T&G FLOOR- G&N.
2x10 fj's @ 16" OC.
R-38 BLOWN
INSULATION
PER CODE
trusses per manuf.
stair section
SCALE: 3/8" = 1'-0"
1
7
3
/
8
"
R
I
S
E
R
S
1 1/4 " NOSING
10" TREADS
BASEMENT
MAIN FLOOR
4" conc. floor
note: 6'-8" high min.
clearance for
headroom @ stairs
note: provide handrail
@ stairs as per
local codes.
SECOND
FLOOR
10" treads
1 1/4 " nosing
7
5
/
8
"
r
i
s
e
r
s
W-T&G FLOOR- G&N.
2x10 fj's @ 16" OC.
W-T&G FLOOR- G&N.
2x10 fj's @ 16" OC.
(4)-2x4 MIN.
(2)-4200 POUND CAPACITY ANCHORS
(SIMPSON HDU5, HTT5 OR EQUAL) EACH
END
STRAP EACH END - SEE TABLE
HEADER
7/16" CDX PLYWOOD OR OSB (BOTH SIDES)
ALL EDGES NAILED WITH 8d NAILS AT 3" O.C. TO
EACH FRAMING STUD THROUGHOUT PORTAL
1'
-
0
"
M
I
N
.
8'
-
8
"
M
A
X
.
4'-0"
4'
-
0
"
NAIL ENTIRE CORNER ZONE AT
SPECIFIED EDGE SPACING BOTH
WAYS
4'
-
0
"
NAIL CENTER ZONE AT SPECIFIED
SPACING BOTH WAYS
SEE PLAN
2'-0"2'-0"
NAIL ENTIRE CORNER ZONE AT 3"
CTRS BOTH WAYS
STUD SIZE PONY WALL HEIGHT WALL HEIGHT OPENING SIZE STRAP CAPACITY
2X4
2 FEET 10 FEET 9 FEET
18 FEET
12 FEET 9 FEET
18 FEET
4 FEET 12 FEET 9 FEET
18 FEET
2 FEET 12 FEET 9 FEET
18 FEET
4 FEET 12 FEET 9 FEET
18 FEET
2X6
1000 LBS
2400 LBS
1200 LBS
3850 LBS
2350 LBS
DESIGN REQ'D
1000 LBS
2450 LBS
1500 LBS
3675 LBS
16"
m
i
n
.
7
Plan No.
Sheet No.
4
WWW.DESIGNBASICS.COM
Omaha, Nebraska
1-800-947-7526
29079
Copyright Plan Pros Inc.
The purchaser of these
plans is given a limited
license to reproduce
these plans for con-
struction purposes only
and further distribiution
is strictly prohibited.
Plan Pros Inc. is a pro-
fessional residential
design firm located in
Omaha, Nebraska.
1-800-947-7526.
Because site conditions
may vary, Plan Pros Inc.
cannot warrant the
suitability of these plans
for use on your specific
site. Construction from
these plans should not
be undertaken without
the assistance of a
construction professional.
C 2003
BE
T
T
E
R
L
I
V
I
N
G
CC
-
1
0
8
4
9
2
FOUNDATION PLAN
SCALE: 1/4" = 1'-0"
26'-8"
17'-4"2'-8"6'-8"
26'-8"
21'-0"5'-8"
44
'
-
8
"
24
'
-
4
"
8'
-
0
"
12
'
-
4
"
20
'
-
4
"
24
'
-
4
"
14
'
-
6
3
/
4
"
9'
-
9
1
/
4
"
8'-5 3/4 "6'-5"
BASEMENT
4" CONC. FLOOR
W10X22
UNEXCAVATED
UNEXCAVATED
W-
T
&
G
F
L
0
0
R
.
-
G
&
N
2x
1
0
f
j
'
s
@
1
6
"
O
.
C
.
W-
T
&
G
F
L
0
0
R
.
-
G
&
N
2x
1
0
f
j
'
s
@
1
6
"
O
.
C
.
24" cantilever
concealed
8"X16" CONT.
CONC. FTG.
8'-0" high
poured conc.
foundation
26'-8"
17'-4"2'-8"6'-8"
26'-8"
21'-0"5'-8"
44
'
-
8
"
24
'
-
4
"
8'
-
0
"
12
'
-
4
"
10'-8 1/4 "8'-5 3/4 "6'-5"
BASEMENT
4" CONC. FLOOR
BSMT.
WINDOW
up 14
RISERS
W10X22
48"X48"X18"
CONC. PAD
3"% STEEL
POLE
2X4 LOAD BEARING
WALL W-8"X16" CONT.
CONC. FOOTING
UNEXCAVATED
UNEXCAVATED
SUMP
PUMP
PIT
W-
T
&
G
F
L
0
0
R
.
-
G
&
N
2x
1
0
f
j
'
s
@
1
6
"
O
.
C
.
W-
T
&
G
F
L
0
0
R
.
-
G
&
N
2x
1
0
f
j
'
s
@
1
6
"
O
.
C
.
24" cantilever
concealed
8"X16" CONT.
CONC. FTG.
8'-0" high
poured conc.
foundation
BSMT.
WINDOW
48"X48"X18"
CONC. PAD
3"% STEEL
POLE
2X4 LOAD BEARING
WALL W-8"X16" CONT.
CONC. FOOTING
SUMP
PUMP
PIT
2 1 3/4 "X 9 1/4 "
L.V.L.
2 1 3/4 "X 9 1/4 "
L.V.L.
RISERS
up 14
10"10'-8 1/4 "
53'-4"
10"
53'-4"
optional
4040 slider
optional
4040 slider
8
Plan No.
Sheet No.
WWW.DESIGNBASICS.COM
Omaha, Nebraska
1-800-947-7526
29079
Copyright Plan Pros Inc.
The purchaser of these
plans is given a limited
license to reproduce
these plans for con-
struction purposes only
and further distribiution
is strictly prohibited.
Plan Pros Inc. is a pro-
fessional residential
design firm located in
Omaha, Nebraska.
1-800-947-7526.
Because site conditions
may vary, Plan Pros Inc.
cannot warrant the
suitability of these plans
for use on your specific
site. Construction from
these plans should not
be undertaken without
the assistance of a
construction professional.
C 2003
BE
T
T
E
R
L
I
V
I
N
G
4A
CC
-
1
0
8
4
9
2
FOUNDATION PLAN
SCALE: 1/4" = 1'-0"
26'-8"
21'-0"5'-8"
46
'
-
8
"
UNEXCAVATED
26'-8"
21'-0"5'-8"
46
'
-
8
"
48"X48"X18"
CONC. PAD
53'-4"
53'-4"
2'
-
0
"
24
'
-
4
"
8'
-
0
"
12
'
-
4
"
11'-4"15'-4"11'-4"15'-4"
2'
-
0
"
24
'
-
4
"
8'
-
0
"
12
'
-
4
"
16
'
-
6
3
/
4
"
3'
-
7
1
/
2
"
6'
-
1
3
/
4
"
11'-1 1/4 "15'-6 3/4 "
UNEXCAVATED
48"X48"X18"
CONC. PAD
16
'
-
6
3
/
4
"
3'
-
7
1
/
2
"
6'
-
1
3
/
4
"
11'-1 1/4 "15'-6 3/4 "
12"X16" FROST
PROTECTED
SHALLOW FOUNDATION
12"X16" FROST
PROTECTED
SHALLOW FOUNDATION
9
note: all MAIN FLOOR WALLS
ARE 9'-1 1/8 " HIGH UNLESS
NOTED OTHERWISE
note: all exterior walls
are 4"(3 1/2 " stud + 1/2 "
SHEATHING) all
interior walls are
3 1/2 " unless otherwise
shown
note: all angled walls
are @ 45^
Plan No.
Sheet No.
5
WWW.DESIGNBASICS.COM
Omaha, Nebraska
1-800-947-7526
29079
Copyright Plan Pros Inc.
The purchaser of these
plans is given a limited
license to reproduce
these plans for con-
struction purposes only
and further distribiution
is strictly prohibited.
Plan Pros Inc. is a pro-
fessional residential
design firm located in
Omaha, Nebraska.
1-800-947-7526.
Because site conditions
may vary, Plan Pros Inc.
cannot warrant the
suitability of these plans
for use on your specific
site. Construction from
these plans should not
be undertaken without
the assistance of a
construction professional.
C 2003
BE
T
T
E
R
L
I
V
I
N
G
CC
-
1
0
8
4
9
2
SCALE: 1/4"=1'-0"
main floor plan
main FLOOR 672
second FLOOR 778
total 1450
garage 427
26'-8"
21'-0"5'-8"
2'-6"16'-0"2'-6"3'-4"2'-4"
26'-8"
5'-8"5'-8"7'-2"8'-2"
46
'
-
8
"
16
'
-
4
1
/
2
"
7'
-
1
1
1
/
2
"
12
'
-
4
"
8'
-
0
"
24
'
-
4
"
2'
-
0
"
26
'
-
4
"
20
'
-
4
"
4"
5'
-
8
"
3
1
/
2
"
9'
-
8
1
/
2
"
10
'
-
0
"
4"
2'
-
0
1
/
2
"
3
1
/
2
"
3'
-
4
"
3
1
/
2
"
3'
-
4
"
3
1
/
2
"
14
'
-
1
"
4"
4'
-
4
"
vinyl
DINETTE
FAMILY
ROOM
carpet
vinyl
KITCHEN
vinyl
LAUNDRY
tile
BATH #3
GARAGE
4" CONC. FLOOR
SLOPING TOWARDS
GARAGE DOOR
(2)2x12
4" CONCRETE
COVERED
STOOP
0x
8
3
6
8x
8
2
6
op
g
4x
8
2
6
0x 826
0x 866 patio door
DISH.
8x
8
2
6
8x 826
opg
A
DRY.
WASH.
8x
8
2
6
8x 826
0x
8
3
6
bi
-
f
o
l
d
CONCEALED
W 8X31
r
a
n
g
e
/
mi
c
r
o
5046 slider
11'-4"15'-4"
SD/CM
op
t
.
20
4
0
fi
x
e
d
6x6
wood
post
2x
1
0
f
j
'
s
.
@
1
6
"
O
.
C
.
W-
T
&
G
F
L
0
0
R
.
-
G
&
N
(2)2x12
0 0x o h d...16 7
girder truss
tr
u
s
s
e
s
pe
r
m
a
n
u
f
.
CULTURED
STONE
CULTURED
STONE
main FLOOR 672
second FLOOR 768
total 1440
garage 427
26'-8"
21'-0"5'-8"
2'-6"16'-0"2'-6"3'-4"2'-4"
26'-8"
5'-8"5'-8"7'-2"8'-2"
46
'
-
8
"
16
'
-
4
1
/
2
"
7'
-
1
1
1
/
2
"
12
'
-
4
"
8'
-
0
"
24
'
-
4
"
2'
-
0
"
2'
-
0
1
/
2
"
3
1
/
2
"
3'
-
4
"
3
1
/
2
"
3'
-
4
"
3
1
/
2
"
14
'
-
1
"
4"
4'
-
4
"
vinyl
DINETTE
FAMILY
ROOM
carpet
vinyl
KITCHEN
up 14
RISERSRISERS
dn 14
vinyl
LAUNDRY
tile
BATH #3
GARAGE
4" CONC. FLOOR
SLOPING TOWARDS
GARAGE DOOR
2 1 3/4 "X14"
L.V.L.
MA
X
.
B
A
T
T
S
O
V
E
R
UN
H
E
A
T
E
D
A
R
E
A
O
N
L
Y
3
1
3
/
4
"
X
9
1
/
4
"
L.
V
.
L
.
(2)2x12
4" CONCRETE
COVERED
STOOP
0x
8
3
6
8x
8
2
6
op
g
2 1 3/4 "X 9 1/4 "
L.V.L.
4x
8
2
6
0x 826
2 1 3/4 "X 9 1/4 "
L.V.L.
0x 866 patio door
plumbing
chase
DISH.
38" REF.
SPACE 8x
8
2
6
8x 826
opg
A
DR
Y
.
WA
S
H
.
8x
8
2
6
8x 826
0x
8
3
6
bi
-
f
o
l
d
CONCEALED
W 8X31
r
a
n
g
e
/
mi
c
r
o
5046 slider
11'-4"15'-4"
SD/CM
op
t
.
20
4
0
fi
x
e
d
6x6
wood
post
2x
1
0
f
j
'
s
.
@
1
6
"
O
.
C
.
W-
T
&
G
F
L
0
0
R
.
-
G
&
N
2x
1
0
f
j
'
s
.
@
1
6
"
O
.
C
.
W-
T
&
G
F
L
0
0
R
.
-
G
&
N
(2)2x12
2 1 3/4 "X 9 1/4 "
L.V.L.
0 0x o h d...16 7
girder truss
tr
u
s
s
e
s
pe
r
m
a
n
u
f
.
CULTURED
STONE
plumbing
chase
38" REF.
SPACE
2 1 3/4 "X 9 1/4 "
L.V.L.
2 1 3/4 "X 9 1/4 "
L.V.L.
RISERS
up 14 dn 14
RISERS
2 1 3/4 "X 9 1/4 "
L.V.L.
3
1
3
/
4
"
X
9
1
/
4
"
L.
V
.
L
.
2x
1
0
f
j
'
s
.
@
1
6
"
O
.
C
.
W-
T
&
G
F
L
0
0
R
.
-
G
&
N
MA
X
.
B
A
T
T
S
O
V
E
R
UN
H
E
A
T
E
D
A
R
E
A
O
N
L
Y
2 1 3/4 "X14"
L.V.L.
53'-4"
53'-4"
9 1/4 "6'-1"3 1/2 "4'-2 3/8 "2'-8"5'-1"3 1/2 "2'-8"3 1/2 "4'-2 1/2 "6"
2x
1
0
f
j
'
s
.
@
1
6
"
O
.
C
.
W-
T
&
G
F
L
0
0
R
.
-
G
&
N
MA
X
.
B
A
T
T
S
O
V
E
R
UN
H
E
A
T
E
D
A
R
E
A
O
N
L
Y
2x
1
0
f
j
'
s
.
@
1
6
"
O
.
C
.
W-
T
&
G
F
L
0
0
R
.
-
G
&
N
MA
X
.
B
A
T
T
S
O
V
E
R
UN
H
E
A
T
E
D
A
R
E
A
O
N
L
Y
6'-1"3 1/2 "4'-2 3/8 "2'-8"5'-1"3 1/2 "2'-8"3 1/2 "4'-2 1/2 "6"
9 1/4 "
10
Plan No.
Sheet No.
6
WWW.DESIGNBASICS.COM
Omaha, Nebraska
1-800-947-7526
29079
Copyright Plan Pros Inc.
The purchaser of these
plans is given a limited
license to reproduce
these plans for con-
struction purposes only
and further distribiution
is strictly prohibited.
Plan Pros Inc. is a pro-
fessional residential
design firm located in
Omaha, Nebraska.
1-800-947-7526.
Because site conditions
may vary, Plan Pros Inc.
cannot warrant the
suitability of these plans
for use on your specific
site. Construction from
these plans should not
be undertaken without
the assistance of a
construction professional.
C 2003
BE
T
T
E
R
L
I
V
I
N
G
note: all exterior walls
are 4"(3 1/2 " stud + 1/2 "
SHEATHING) all
interior walls are
3 1/2 " unless otherwise
shown
note: all angled walls
are @ 45^
note: all second FLOOR WALLS
ARE 8'-1 1/8 " HIGH UNLESS
NOTED OTHERWISE
CC
-
1
0
8
4
9
2
second floor plan
SCALE: 1/4" = 1'-0"
carpet
MASTER BEDROOM
vinyl
BATH #2
vinyl
BATH #1
carpet
BEDROOM #2
carpet
BEDROOM #3
26'-8"
4 5/8 "5'-0"3 1/2 "5'-3 3/8 "3 1/2 "15'-1"4"
26'-8"
10'-8"10'-4"5'-8"
5'-4"5'-4"5'-2"5'-2"2'-6 3/4 "3'-1 1/4 "
lin.4x 826
6x 826
36
'
-
1
1
1
/
2
"
4'
-
3
"
8'
-
4
1
/
2
"
24
'
-
4
"
4"
14
'
-
1
"
3
1
/
2
"
9'
-
1
1
/
2
"
6"
3'-0"3 1/2 "6'-9"
5'-0"
3'
-
6
"
3
1
/
2
"
3'
-
4
"
3
1
/
2
"
6'
-
8
"
2'-0"
6x 8
1
6 li
n
.
0x 856
bi-fold
0x 846
bi-fold
pl
a
n
t
s
S
S
S
5046 slider
18'-6"8'-2"
4x 826
4x 826
6x 826
6x 826
5046 slider
5046 slider
SD
/
C
M
MAIN LEVEL
BLDG. !
tr
u
s
s
e
s
pe
r
m
a
n
u
f
.
trusses
per manuf.
tr
u
s
s
e
s
pe
r
m
a
n
u
f
.
tr
u
s
s
e
s
pe
r
m
a
n
u
f
.
carpet
MASTER BEDROOM
vinyl
BATH #2
vinyl
BATH #1
carpet
BEDROOM #2
carpet
BEDROOM #3
26'-8"
4 5/8 "5'-0"3 1/2 "5'-3 3/8 "3 1/2 "15'-1"4"
26'-8"
10'-8"10'-4"5'-8"
5'-4"5'-4"5'-2"5'-2"2'-6 3/4 "3'-1 1/4 "
34"X48"
SHOWER
lin.4x 826
6x 826
9 0
8 0
35
'
-
1
1
1
/
2
"
4"
14
'
-
1
"
3
1
/
2
"
9'
-
1
1
/
2
"
6"
11
'
-
8
"
3
1
/
2
"
2'
-
1
"
3
1
/
2
"
3'
-
4
"
3
1
/
2
"
14
'
-
1
"
3'-0"3 1/2 "6'-9"
5'-0"
3'
-
6
"
3
1
/
2
"
3'
-
4
"
3
1
/
2
"
6'
-
8
"
2'-0"
RISERS
dn 14
shower
over tub
6x
8
1
6
li
n
.
0x 856
bi-fold
0x 846
bi-fold
pl
a
n
t
s
40"x28"
transom
MAIN LEVEL
BLDG. !
S
S
S
5046 slider
18'-6"8'-2"
4x 826
4x 826
6x 826
6x 826
5046 slider
5046 slider
SD
/
C
M
MAIN LEVEL
BLDG. !
tr
u
s
s
e
s
pe
r
m
a
n
u
f
.
trusses
per manuf.
tr
u
s
s
e
s
pe
r
m
a
n
u
f
.
tr
u
s
s
e
s
pe
r
m
a
n
u
f
.
34"X48"
SHOWER
shower
over tub
40"x28"
transom
MAIN LEVEL
BLDG. !
9 0
8 0
dn 14
RISERS
9 1/4 "
9 1/4 "
53'-4"
12
"
3'
-
3
"
8'
-
4
1
/
2
"
24
'
-
4
"
11
'
-
8
"
2'
-
8
"
3'
-
4
"
3
1
/
2
"
14
'
-
1
"
4'-7"2'-0 3/8 "3'-4"4'-7"2'-0 3/8 "3'-4"
4"
12
'
-
4
"
2'
-
8
"
9'
-
0
1
/
2
"
3
1
/
2
"
12
'
-
3
1
/
2
"
2X
6
2X
6
2X62X6
11
Plan No.
Sheet No.
7
WWW.DESIGNBASICS.COM
Omaha, Nebraska
1-800-947-7526
29079
Copyright Plan Pros Inc.
The purchaser of these
plans is given a limited
license to reproduce
these plans for con-
struction purposes only
and further distribiution
is strictly prohibited.
Plan Pros Inc. is a pro-
fessional residential
design firm located in
Omaha, Nebraska.
1-800-947-7526.
Because site conditions
may vary, Plan Pros Inc.
cannot warrant the
suitability of these plans
for use on your specific
site. Construction from
these plans should not
be undertaken without
the assistance of a
construction professional.
C 2003
BE
T
T
E
R
L
I
V
I
N
G
CC
-
1
0
8
4
9
2
110 V. OUTLET
HALF SWITCHED 110 V OUTLET
220 V. OUTLET
WEATHERPROOF 110 V. OUTLET
GROUND FAULT 110 V. OUTLET
WP
GF
FLOOR 110 V. OUTLET
SURFACE MOUNT LIGHT
WALL MOUNT LIGHT
PULL-CORD SURFACE MOUNT LIGHT
PC
THERMOSTATT
CH.CHIMES
TELEPHONE
FLOOD LIGHT
FLUORESCENT LIGHT
TRACK LIGHT
UNDER COUNTER LIGHT
F EXHAUST FAN
F EXHAUST FAN/LIGHT COMB.
PADDLE FAN/LIGHT FIXTURE
PADDLE FAN
SMOKE DETECTOR (WALL)SD.
SMOKE DETECTOR (CEILING)S
TWO-WAY SWITCHS
S THREE-WAY SWITCH3
S FOUR-WAY SWITCH4
SYM.DESCRIPTION DESCRIPTIONSYM.
RECESSED CAN LIGHT
GENERAL ELECTRICAL LEGEND
HEAT LAMP
NOTE: WIRE SMOKE DETECTORS IN SERIES
MAIN LEVEL ELECTRICAL
SCALE: 3/16" = 1'-0"
F
S3
S4
S
S
S
S3
S4
S
3
S
3
S3
S3
S3
S
S
3
S
3
S
S
3
S3
S3
S3
S
A
S3
B
GF
WP
GF
WP
GF
GF
GF
GF
GF
GF
T
CH
DISH.
DRY.
WASH.
GF
F
S3
S4
S
S
S
S3
S4
S
3
S
3
S3
S3
S3
S
S
3
S
3
S
S
3
S3
S3
S3
S
A
S3
B
GF
WP
GF
WP
GF
GF
GF
GF
GF
GF
T
CH
38" REF.
SPACE
DISH.
DRY.
WASH.
WIRE FOR
GARAGE DOOR
OPENER
GF
38" REF.
SPACE
WIRE FOR
GARAGE DOOR
OPENER
range/
micro.
range/
micro.
second floor electrical
SCALE: 3/16" = 1'-0"
F
F
S
S
S
S
S
S
S
S
S
S
S
S
S
S
B
A
GF
GF
F
F
S
S
S
S
S
S
S
S
S
S
S
S
S
S
B
A
GF
GF
12
13
14
15
16
17
18
19
20