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HomeMy WebLinkAbout2013-05-20 PACKET 06.2.STAFF REPORT CASE: C13 -017 ITEM: 6.2 PLANNING COMMISSION MEETING DATE: 5/20113 APPLICATION APPLICANT: Ryland Homes REQUEST: Concept plan for a residential subdivision for approximately 133 single - family homes on 69.3 acres of land. SITE DATA LOCATION: West of Jamaica Avenue, south of Military Road, and directly north of The Waters at Michael's Pointe subdivision ZONING: R -1, Rural Residential, and AG -1, Agricultural Preservation CONTIGUOUS LAND USE: NORTH: Agricultural EAST: Agricultural SOUTH: Residential WEST: Agricultural SIZE: 69.3 acres DENSITY: 2.49 units per acre RECOMMENDATION Review. COTTAGE GROVE PLANNING DIVISION Planning Staff Contact: John M. Burbank, Senior Planner, 651 - 458 -2825 or jburbank(cD-cottage- g rove. org GACITYFILES \13 CITYFILES \017C Ryland Concept Plan \Planning \C13 -017 Ryland Homes Concept Plan SR cover 5- 20- 13.docx Planning Staff Report Ryland Homes Concept Plan Review Wolterstorff Property Case No. C13 -017 May 20, 2013 Proposal Ryland Homes has submitted a concept sketch for a residential development in the Upper Ravine neighborhood of the East Ravine. The concept sketch proposes the platting of 133 lots for detached single - family homes on 69.3 acres of land; the location is simply described as lying north of 70th Street (CSAH 22), west of Jamaica Avenue, south of Military Road, and directly north of The Waters at Michaels Point Subdivision. The property is currently owned by the Wolterstorlf Family. After receiving feedback on the concept plan, the developer will apply for a zoning amendment, planned development overlay (PDO), preliminary plat, and final plat. 411 T Ur VVULAMMI - T - - - - - - 7=7 FT:: . . . 65TH STREET Location Map Planning Staff Report Ryland Homes — Development Concept Plan Wolterstorff Property May 20, 2013 Page 2 of 16 Wolterstorff Pro ert9 PonEMfiL � � `�wnMnfil. a fl-,OZ]paA \ / �ueTroll O / tl NNJand RYMD HOMES° N __rte Concept Sketch Concept Plan Background With this concept plan application, Ryland Homes is using a similar development path that Newland Real Estate Group and DR Horton took in platting their residential subdivisions in the East Ravine Planning Area. The concept plan is designed with the general standards of the R -3, Single - Family Residential Zoning District with a Planned Development Overlay (PDO), which allows for variations to the R -3 development standards and the general guidelines recommended in the City's Resolution No. 2006 -111, which established the following performance polices in the East Ravine: • Minimum lot area. • Minimum building side yard setbacks. • 75 foot wide buffer strip along Jamaica Avenue • Future design for the Ravine Parkway • Public parks and open spaces. • Future roadway connections. • Brick, stone, stucco front fagade • Brick and /or stone front fagade wrapped around corners. • Minimum lot width. • Minimum front yard setback. • Public view and accessibility to lands designated as Parks and Private Open space • Trail connections. • Minimum attached garage area. • Four -sided architecture. • Front porches. • Minimum finished floor areas Planning Staff Report Ryland Homes — Development Concept Plan Wolterstorff Property May 20, 2013 Page 3 of 16 Planning Considerations The following sections summarize the components of the concept plan as it relates to existing zoning ordinance performance standards, the City's comprehensive plan, and other adopted plans. Property Characteristics The 69.3 -acre site has a combination of geographic features. The majority of the site is active farmland, and the balance is woods and wetlands. There are no buildings on either of the two parcels. The site has a moderately sloping terrain with drainage flowing toward the wetland area. An aerial photo of the property is shown below: 2010 Aerial Photo WOODBURY Planning Staff Report Ryland Homes — Development Concept Plan Wolterstorff Property May 20, 2013 Page 4 of 16 East Ravine Master Plan This property lies within the Upper Ravine neighborhood of the East Ravine Master Planning District. A detail of the neighborhood plan for this master plan is identified below. Review of the concept plan finds it in general conformance with the vision for this area of the community. I N ,id 7 J y W 4 ML 1� 1 q Planning Staff Report Ryland Homes — Development Concept Plan Wolterstorff Property May 20, 2013 Page 5 of 16 Land Use There are two land use classifications over the proposed site. The majority land use is Low Den- sity Residential and the balance is Parks and Private Open Space. The proposed concept is in conformance with the existing land use plan. The detail below identifies the site and the two land use areas. Land Use Detail Zoning— Land Use Compliance The requested zoning classifications are consistent with the land use classification. Zoning — Planned Development Overlay (PDO) Plan Procedure The Planned Development Overlay (PDO) is a tool that permits and encourages flexibility of site planning with appropriate safeguards and controls. The PDO does not repeal the underlying zoning classifications) of property, but provides some variation to the underlying requirements only if the result of the variation is equal or superior to the results achieved with the underlying zoning standards. Direction from the Planning Commission and City Council assists developers in modifying their development plan before filing planning applications for formal review and action. This will also provide the developer an opportunity to prepare responses to design alternatives and to document the benefits of incorporating flexibility from zoning standards. It is the applicant's responsibility to demonstrate that the proposed PDO accomplishes one or more of the following: Planning Staff Report Ryland Homes — Development Concept Plan Wolterstorff Property May 20, 2013 Page 6 of 16 A. Introduce flexibility of site design and architecture for the conservation of land, natural features, and open space through clustering of structures, facilities, amenities, and activities for public benefit; B. Improve the efficiency of public streets and utilities through a more efficient and effec- tive use of land, open space, and public facilities through assembly and development of land in larger parcels; C. Provide mixed land use and land use transitions in keeping with the character of adja- cent land uses in harmony with the comprehensive plan and the underlying zoning districts; and D. Provide for the clustering of land parcels for development as an integrated, coordinated unit as opposed to a parcel by parcel, piecemeal approach and to maintain these par- cels by central management including integrated and joint use of parking, maintenance of open space and similar features, and harmonious selection and efficient distribution of uses. Some examples of the design guidelines for residential development under the PDO zoning are: • Minimum roof pitch must be an 8:12 ratio. • Porches on the front of the dwelling must extend a minimum of six feet from the principal structure. • Exterior wall material changes at corners must wrap around the corner a minimum of 24 inches. • Residential garage doors must have raised panels or similar design features. • Homes having identical architectural design must be a minimum of five lots away from each other. • The front elevation must include a minimum of 30 percent coverage of brick, natural, or artificial stucco material(s) on front elevation. • All residences must be part of the homeowners association. • Landscaping must exceed city ordinance minimums. The findings ultimately necessary for City approval must include, but not be limited, to the following: A. The PDO plan is consistent with the intent of the PDO requirements specified in the City Codes. B. The PDO plan meets the standards required for a conditional use. C. Each stage of the PDO plan can exist as an independent unit. D. The area surrounding the PDO plan can be planned and developed in coordination and substantial compatibility with the proposed PDO plan. Planning Staff Report Ryland Homes — Development Concept Plan Wolterstorff Property May 20, 2013 Page 7 of 16 E. Any density bonus is consistent with the density bonus criteria of the PDO ordinance. F. Any variation of flexibility from zoning standards most similar in function to the pro- posed PDO plan must produce results equal to or better than those achieved by the applicable zoning standard. G. Other factors related to the project as the Planning Commission and City Council deem relevant. The Planning Commission and City Council may attach such conditions to their actions as they determine necessary to accomplish the purposes of this section. Approval of the concept plan would result in the final plans for the project being created under the proposed PDO performance standards. Zoning — Lot Width After the East Ravine master plan was completed, the City amended the zoning ordinance to create several new single family residential districts of which the minimum lot width dimension re- quirement is 85 feet. The intent was that all new subdivisions in the East Ravine would be zoned to one of the new classifications. When developers began talking to the City about development in the East Ravine in recent months, it was determined that the current housing market could not support subdivisions with lot widths 85 feet and greater. The Council discussed this item at sev- eral workshops, and determined that the City would consider utilizing the R -3 zoning classification within the East Ravine as an alternative to the newly established residential zoning districts. Based on this action, the last three residential subdivisions including this concept have been de- signed and processed as Planned Development Overlays with an underlying zoning classification of R -3. During the review of the concept plans for the two most recent plats in this neighborhood, the Planning Commission recommended that the average lot width be 75 feet measured at the minimum front yard setback line. The minimum lot width in the R -3, Single - Family Residential Zoning District, is 75 feet. Both of those plats met this criterion in their preliminary and final plat designs. The lots in the concept plan average 74.6 feet in width. Zoning — Lot setbacks The applicant is proposing that the setbacks for the proposed homes be 25 feet for the front yard and 7.5 feet on the sides, similar to the setbacks allowed by PDO for the two most recent plats in this neighborhood. Zoning — Density The developer's concept sketch proposes 133 lots for detached single - family dwellings, which is broken into 85 -foot wide lots (27) and 72 -foot wide lots (106). The resulting density results in 1.92 dwelling units per acre (gross land area). Subtracting the ponding /wetlands and major road right - of -way, the density increases to 2.49 dwelling units per acre. The density for the designated land use classification is one to four dwelling units per acre. The regional goal for the density of this classification is three units or greater per acre. Staff finds the proposed density conforming to the approved development policies for the East Ravine Master Plan and the City's Comprehensive Plan for this area. Planning Staff Report Ryland Homes — Development Concept Plan Wolterstorff Property May 20, 2013 Page 8 of 16 Zoning - Standards Comparison The following table shows a comparison of the proposed R -3, Low Density Residential zoning district, and the developer's proposed Planned Development Overlay (PDO) requests: Minimum lot area Minimum lot width Minimum side yard setbacks Minimum front yard setback Minimum rear yard setback Corner lot width Minimum side yard setback on a corner lot Current R -3 Standards 10,000 sq. ft. minimum 75 feet 10 feet (house side) 5 feet (attached garage side) 30 feet 35 feet 85 feet 20 feet Proposed PDO 10,000 sq. ft. avg. based on gross land area 72 foot min. on North side; 85 feet on east side 7.5 feet 7.5 feet 25 feet (house) 31 feet (garage) 35 feet 85 20 feet The proposed R -3 District and its development standards as highlighted above will be the foun- dation in determining the unit base count for the site. The PDO is intended to promote creativity and land use efficiencies that will still be compatible with the future land uses in terms of need, convenience, and service. Transportation - Major Road Right -of -Ways /Access The proposed project is bound by two major roadways that are identified as Minor Arterials in the City's 2030 Comprehensive Plan. These roads are Jamaica Avenue and Military Road. Additional right -of -way will be required along these roadways. Based on the adopted transportation plan, the proposed plat will also be subject to the inclusion of additional right -of -way for Ravine Parkway. The roadway jurisdictional figure in the City's 2030 Comprehensive Plan details the change in ownership of Jamaica Avenue and Military Road. Currently the City owns Jamaica Avenue, and upon the completion of improvements, will trade ownership with Washington County for Military Road, which is scheduled to be repurposed as a historic trail corridor. This plat would provide the required right -of -way that would accommodate the intersection reconfiguration of these two road- ways. An additional component of the intersection realignment is the inclusion of a new intersec- tion leg going north as Pioneer Drive. The City of Woodbury has been in discussions with the City and County on this addition. The largest roadway section bounding the project is Jamaica Avenue, which is currently operating under an easement that is 50 feet in width. The proposed concept details an additional required 25 feet of right -of -way along the majority of Jamaica Avenue and a larger area along Military Road where the alignment will be changed in accordance with the transportation plan in the Comprehensive Plan. In its entirety, 2.8 acres of right -of way is proposed to be dedicated for the Military /Jamaica right -of way purposes. The City is currently in discussions with Washington County on the roadway speed design of Jamaica Avenue, and the intersection configuration at Planning Staff Report Ryland Homes — Development Concept Plan Wolterstorff Property May 20, 2013 Page 9 of 16 Military Road and Jamaica Avenue. This may slightly reduce the right -of -way needs along this roadway. Based on the adopted design standards for Ravine Parkway, the required right -of way width is 140 feet. The concept plan reflects this required right -of -way and identifies the acreage of this new major roadway as 4.9 acres. Intersection Design Detail Transportation — Local Roads The proposed local roads are consistent with the design standards of the East Ravine, which in- cludes a road width of 28 feet face of curb to face of curb. The concept plat also includes inter- connections to adjacent properties. Consistent with City Policy, temporary turn - arounds are recommended to be designed and constructed at the dead -ended streets on the site. The concept plan details landscaped islands in cul -de -sacs. The islands are recommended to be platted as outlots that the homeowners association must own and maintain. Sidewalks The concept plan is lacking sidewalks consistent with City design standards, which is a sidewalk on one side of local roads. The City's design standard for the typical road section of Ravine Parkway identifies six -foot wide sidewalks on one side of the Parkway and an eight -foot wide bi- tuminous trail on the other. Based on the park being located on the south side of the road, it is recommended that the sidewalk be located on the north side of the Parkway so the bituminous transportation trail can integrate with the recreational trail in the park. Based on discussions with the Applicant, it is anticipated that the formal platting submittal docu- ments would reflect the required sidewalks. Planning Staff Report Ryland Homes — Development Concept Plan Wolterstorff Property May 20, 2013 Page 10 of 16 Trails The bituminous transportation trails along Jamaica Avenue will be installed as a component of the reconstruction of that roadway. The concept plan identifies recreational trails in the planned park dedication area. The Developer will be required to finance the transportation and recreation trails as a component of the Planned Development Overlay. Unless impractical from a grading pers- pective, the trail around the designated wetland shall be included in the wetland buffer area and be no closer than 50 feet to the normal water elevation. The goal is to find an alignment around the lake that reduces the tree loss and takes advantage of the natural terrain. Buffered Landscape Area The City required landscaped buffers that are a minimum of 75 feet in width along all major road- ways within the East Ravine. The proposed concept details a 75 -foot wide buffer outlot along Jamaica Avenue as required. The area of this buffer is 4.2 acres. The established buffer is pro- posed to be under ownership and control of a private homeowners association established in conjunction with the subdivision. Installation of landscaping and a public bituminous trailway are recommended to be required within the buffer. Fencing Any fencing installed in the subdivision on lots abutting this buffered outlot will be required to be behind the berm. Fencing on portions of lots abutting the Ravine Parkway will be prohibited in the platting process. Wetlands The site contains a 4.9 -acre portion of a water body designated as a wetland by the Minnesota Department of Natural Resources. This site is located within the South Washington Watershed District (SWWD). The SWWD has wetland buffer requirements that were established to protect the wetlands within the District. This water body is classified as "Protect' by the SWWD, which carries a minimum buffer dimension of 100 feet in width on average. The Concept Plan depicts the required wetland buffer area, which is 4.0 acres. The buffer area is identified as being in- cluded in the area to be dedicated as public open space. Based on the restricted nature of this area, full parkland dedication credits would not be given. Public Open Space The City's Park Master Plan for the Upper East Ravine, which is shown below, identifies a future neighborhood park trailhead in the north of the proposed plat adjacent to Military Road and a neighborhood park in the southern half of the proposed plat. The size of the trailhead park has yet to be determined, as its design will be required to be incorporated into the final intersection de- sign of Jamaica Avenue and Military Road. The southern neighborhood park is proposed to be four acres in size, which is significantly less than the optimal size of seven to ten acres refe- renced in the Comprehensive Plan. In this situation, the areas designated as wetland and wetland buffer are proposed to be dedicated to the public as a component of the neighborhood park de- sign. Based on the inability to develop these areas, full credit would not be given in the dedication calculations. It was also noted during the review that Outlot E in The Waters at Michaels Pointe Addition, which contains the southern half of the wetland buffer and the proposed trail corridor connections around the pond for this project, was not included in the park dedication for The Waters at Planning Staff Report Ryland Homes — Development Concept Plan Wolterstorff Property May 20, 2013 Page 11 of 16 Michaels Pointe subdivision. This fragmentation of ownership is a detriment to the park design and is not consistent with the Comprehensive Plan or the East Ravine Park Master Plan. It will be a requirement that Outlot E be dedicated as part of the approval for a Planned Development Overlay for this property. „ Future Public Park Plan for Upper Ravine Area of East Ravine Upper East Ravine Parks and Trail Plan Utilities The City's trunk sanitary sewer is currently located at Jamaica Avenue and the intersection with the future Ravine Parkway on the McHattie property to the east of the site. The City's trunk sani- tary sewer that will serve this property and those to the west is proposed to be located within the future alignment of Ravine Parkway, which is an east -west alignment. The trunk watermain is currently located at 67th Street and Jamaica Avenue. The trunk water - main can be extended from the south of the proposed development. Both referenced City utilities are adequately sized to serve the site and other properties within the Upper Ravine area and portions of Woodbury. The final utility design for the project shall include utility connections and easements to Woodbury along the northern property line as directed by the City Engineer. Stormwater Management The concept review of the stormwater requirements were completed by the City's consulting engineer who reports the following; 1. As Shepards Woods Pond has no existing outlet, low home opening elevations will be set by the existing overland emergency overflow from the pond, which is 926.2. Structure low Planning Staff Report Ryland Homes — Development Concept Plan Wolterstorff Property May 20, 2013 Page 12 of 16 openings can be no lower than 928.2. As groundwater elevations will likely be high adja- cent to the pond, low floor elevations should be a minimum of three feet above the sea- sonally high groundwater elevation. 2. The submitted concept plan shows a pond ing /infiltration area east of the proposed Shepards Woods Pond. The bottom of the infiltration feature must be at least three feet above the seasonally high groundwater elevation. 3. Soil borings in the location of the proposed infiltration features will be necessary. 4. The allowable 100 -year (6.3 -inch 24 -hour) peak discharge rate into the Shepards Woods Pond must not exceed 0.11 cfs /acre. 5. The City will require an infiltration volume equivalent to one -inch of runoff from the new impervious. 6. Existing off -site drainage will need to be accommodated through the site. In particular, a sufficiently sized culvert crossing under the cul -de -sac south of Ravine Parkway will be necessary. 7. Shepards Wood Pond is a "Protect" category wetland greater than one acre in size; there- fore the City's buffer width requirement is 100 feet. Additional stormwater review will be required upon submittal of the final grading and utility plans for the site. Grading The preliminary grading for the site has been completed with the initial site development and would require additional cutting and filling of soils in conjunction with construction of the buildings. No grading details were given with the concept plan submittal materials. Tree Preservation As proposed, the lot configuration along the west side of the wetland would be removed as a component to the grading of the site and pad preparation. The ordinance allows for 40 percent removal before mitigation is required. It is recommended that the final grading plan be closely scrutinized to minimize the tree loss in this area. Planning Staff Report Ryland Homes — Development Concept Plan Wolterstorff Property May 20, 2013 Page 13 of 16 Architecture The submittal package for the concept review included seven elevation and floor plan details of the product that will be marketed and sold within the subdivision. A detail from one of the eleva- tion series is shown below. WOO D BU RY Planning Staff Report Ryland Homes — Development Concept Plan Wolterstorff Property May 20, 2013 Page 14 of 16 EXTERIOR DESIGN G EXTERIOR DESIGN R EXTERIOR DESIGN E EXTERIOR DESIGN F The developer does not propose to wrap brick or stone around the front corners of the house nor provide a consistent low maintenance trim on all four sides of windows, doors, and garage door. Garage The City ordinance requires a minimum garage size of 440 square feet. The models the applicant is proposing to market on the site are all three car garages, which would be in excess of the or- dinance criteria. All of the product series that the applicant will be selling in the subdivision fit within the identified building pad areas of the proposed 72 -foot wide lots. Garages in the East Ravine are prohibited from being further than six feet in front of the house. Recommendation The Planning Commission is asked to provide direction to the developer with respect to the de- velopment standards, architectural guidelines and general development alternatives listed in the attached Upper Ravine Development Concepts, Guidelines, and Standards. The recommended conditions of approval are as follows: Planning Staff Report Ryland Homes — Development Concept Plan Wolterstorff Property May 20, 2013 Page 15 of 16 1. The utility plan for the project shall include utility connections and easements to Woodbury along the northern property line. 2. The preliminary plat design shall identify all park, open space, and trail corridor areas to be dedicated to the public as a component of the Planned Development Overlay. 3. Prior to the release of the final plat for recording, all outlots from The Waters at Michaels Pointe subdivision shall be deeded to the City as outlined in the Development Agreement. 4. All areas included as publicly dedicated areas shall be platted as outlots and dedicated to the City. 5. The southern neighborhood park design shall include the installation of an off- street parking area sufficiently sized to accommodate eight vehicles. 6. The preliminary plat and associated site plan shall include the design and installation of an eight -foot wide bituminous trail as depicted on the concept plan. 7. All ponding areas associated with the preliminary plat shall be platted as outlots and dedi- cated to the City. 8. Temporary turn a rounds shall be designed on all dead -ended street connections to adja- cent properties. 9. The preliminary plat application shall include the proposal to create a private homeowners association for the subdivision. 10. The buffer strip outlot along and parallel to Jamaica Avenue shall be an average of 75 feet in width and graded with undulating earth -berms where practical and densely landscaped. An underground irrigation system shall be provided for all turf areas. The developer shall provide a landscape design and management plan for how the buffer will be delineated and how the maintenance will be conducted in the delineated area. 11. Landscaped islands shall be provided in the center of all cul -de -sacs. The islands shall be platted as outlots. The homeowners association must own and maintain these outlots. 12.A five -foot wide sidewalk shall be constructed on one side of all local roadways within the subdivision. 13. The minimum front yard setback for the living area of a dwelling must not be less than 25 feet and the minimum front yard setback of the attached garage must not be less than 30 feet. A minimum 7.5 -foot side yard setback is acceptable. 14. The minimum finished floor area for a single - family rambler is 1,500 square feet and 2,000 square feet for all other single - family designs. 15. The minimum attached garage area shall be 440 square feet. Planning Staff Report Ryland Homes — Development Concept Plan Wolterstorff Property May 20, 2013 Page 16 of 16 16. The average lot width shall be a minimum of 75 feet measured at the 25 -foot minimum front yard setback line. 17. Architectural design is required on all four sides of the principal structure. 18.The duplication of house styles with adjacent property house styles and colors shall be prohibited in the final site design criteria. 19.A minimum of 20 percent of the front fagade is covered by brick, stone, stucco, or cemen- tious board or equivalent product approved by the community Development Staff. The front fagade area does not include windows, door areas, or garage doors. 20. The front fagade siding shall consist of LP siding, cementious board, or equivalent product approved by the Community Development Staff. Vinyl siding is prohibited. 21. Garage setbacks shall not be greater than six feet in front of the house. 22. The minimum roof pitch for the main roof slope is an 8/12 pitch. 23. Brick or stone front fagade must wrap around the front corners and extend a minimum of 24 inches along each side wall. 24. The required wetland buffer must average 100 feet with a 50 -foot minimum width and shall be dedicated to the City. 25. Windows, doors, and garage doors must have low or no maintenance trim on all four sides of the dwelling. 26. Ravine Parkway shall have a minimum right -of -way of 140 feet in width and shall be designed to City standard details for Major Roadways (landscaping, hardscape stamped colored concrete, and decorative lighting). 27.An updated wetland delineation report shall be submitted with the preliminary plat application. Prepared by: John M. Burbank, AICP Senior Planner N� �mm ~ 3AV a3 ' F �.,. 1 1 t� o oa _ N _ h — 1 i \ er /aid F �.,. 1 1 t� o CD �. O_ � c / O .v; — 1 i \ er /aid O 7 Q 3 r rD C � rD e O 7 Q O r a a N a m m m CD �. 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E9oN Housing Opporrunin. ,,,,,,,,, EXTERIOR DESIGN E EXTERIOR DESIGN F EXTERIOR DESIGN A f� =x a r I N H ) @ % f � / \ j \ / ) ( / - 6 \ § \ ® 7 ) S >w >Qfa f� =x ) @ % � / \ \ \} co }/ LU � ;/\ of 2 } \) • -> \ /\ \ }} !2 \ z . -- - - - -- � o . o , ! \ j \! LL 07 ` . § ^ . /^ U) . 0� � \} co }/ LU � ;/\ of 2 } \) • -> \ /\ \ }} !2 \ EXTERIOR DESIGN B RYLAND HOMES® rylandxom/n dties Plnrs.., spenficoions,.inc(udedfemures , m•uilable options andelevadons are mrbjen la chmnge u•IrM1on write. All dimensions and a uamfoarages are appmximale. Rmderings rue mfisr mnvpliwa. = See Saies Caunmloybrrurmnldemih. Plarvare tlne �•righledprcperry•n /Ryland Homes. Alimired number q /plmns uriliud by RylnndN men we ox•ned dg lhiNparties and use is licensed io Ryland Haman. Reuse ajplaav m sir dy pmhiblmed. 02M Ryland Homes. Fgwl Housing 0pporhlniry. EXTERIOR DESIGN D EXTERIOR DESIGN A EXTERIOR DESIGN C o o- m� M, o: w� m' a, ory W: mm m� womb *W`m f m;o o: mo J_y �m 6 2 m o. m =% V Zm w � i O who °o m m 2xV 'mom ma WS Z y N � b U N tl� N M O O J LL 0 Z O V W N w O O ` LL N r li LL ��ti ne y1-1� 1-21 O C ti O 4� z` �o 3e O� asi Lij �K cco O a 08 V oq� C y 2 c " C h EXTERIOR DESIGN A RYLAND HOMES® ryland.wmhwincitiec All elevations are shmvn nmh ovfiana] 9'firsr level. Phm.r, s,afj,.i.ns. included fearorea, available oVrimv and ,kmi au rve .vahj -1 m char,,, with...... ire. All dizensions and square fdorrs8es. PPnnimall. Renderih8s are n,lim rnnaepl,,.. See Sales COrsns2lw form rent demib. Plans are the tyryri8hmdprnperp jR \'Imld Hamel. Alimhed �.mble afpll..11Nld by Ryland Hamm are mimed by rhi A parfies and use is lioen.red ra Ryfnnd Homes. Reuse of pinrrs is strictly Vroblblred. 02012 Ryhmd Hrrmes. Equal Housin8 Opparaari'l EXTERIOR DESIGN C EXTERIOR DESIGN B { go k& 9 � 8 Jpn6 S LL x� , �_ ry Y 2m 2� O° • g m m 6 7 1 �11 - 2 1 1 wam� rc- rc- w4 � oW b � U J W w W J K W 3 O J 0 W 2 N Z LL F a O rz O O J LL N LL � o ,o `o O � o � � o O ll� L� EXTERIOR DESIGN A RYLAND HOMES' ryland.rnmht dties All elevaiwa, are shea r.. wirh oydarud 9'firn W11. /w� ! 1 Plans, spechm.iona, lnduded fm �nes, avaRahk oy.ions andelerntim.s am subject m dan rvi.houniarire. All dimensions and square /bola8es are appraxima.e. Readerin8s are artist coarepirms. See Sales C. ... r,darforourrentdeads. Plans rsrc the royYriBMedyrc+perp n /RVlurtd Hanes.Alimbed nnn+ber' by Rvi dH ware owned by rla,dparties ar , e MA end use is /icenred o-+ Ryland Hanres. Reuse ofp(ana is snieay prohibired. 02012 Ryland Homes. Egarsl Hausin8 OPpormn 1, EXTERIOR DESIGN D EXTERIOR DESIGN C EXTERIOR DESIGN B § ) In uj U) i� } � LLI X- , 2\ Z\ � \ ] \� « \ w 9 \ >mt4fa s /§�\\ 0 § § - § ) In uj U) i� } � LLI X- , 2\ Z\ � EXTERIOR DESIGN E RYLAND HOMES® rylandxom/nvi dui Plans, epnrJr arions, and a d/eamrcs, available option.. and elermiorrs rvesrrbject ro charge rvidrnm rmrire. All dlnrerrsions mrrl s9nam f tage. arc uppraaimare. RendrringS .a artist cunceprions. gee SUfarCmnselarforc rent demiG. Ph erm NmeoPlrlghredproperrynfl l nd Hnorem. Alinrlred mrmber ajplans milized by Rdand Hurnev ore corned br rhiNpanles =.mv..�.. anduse Is lirenseAm Roland Homes. Rarse ojp]wr is srricrlr prohibited ©20]2 Rylrsnd Liornes. F.9na] Himsiny OppurmNry. EXTERIOR DESIGN A EXTERIOR DESIGN F EXTERIOR DESIGN G w O O J LL 0 Z O U w Cl) ° 3 ti LL Z J F N tl� N M ELI o C 0 h w O O J LL 0 Z O U w Cl) ° 3 0 LL Z J F LL �30 x �ry a H LL m , , O I Z x � z« W J v , O ° a LL „ _O_O -------- y LL