HomeMy WebLinkAbout5.c. The Ryland Group Preliminary Plat etc. 9 ROSEMOUN EXECUTIVE SUMMARY
PLANNING COMMISSION
Planning Commission Meeting Date: February 28, 2012
Tentative City Council Meeting Date: March 20, 2012
AGENDA ITEM: Case 11- 33 -PP, 11- 34 -PUD 11 -35 -CP AGENDA SECTION:
Request by The Ryland Group, Inc. for a
Comprehensive Plan Amendment, Public Hearing
Preliminary Plat, and Planned Unit
Development Master Development Plan with
Rezoning to Develop a 54 Lot Subdivision
named Greystone
PREPARED BY: Eric Zweber, Senior Planner AGENDA NO. 5.c.
ATTACHMENTS: Site Location Map; Cover Sheet; Existing
Conditions; Preliminary Plat; Preliminary APPROVED BY:
Grading Plan; Preliminary Utility Plan;
Landscape Plan; Future Development
Layout; Phasing Plan; City Engineer's
Memorandum dated February 21, 2012;
Parks Recreation Director's Memorandum
dated February 22, 2011; and Fire Marshal's
Memorandum dated February 14, 2012.
RECOMMENDED ACTION: Staff recommends the Planning Commission make the
following three motions:
1. Motion to recommend the City Council approve a Comprehensive Plan Amendment
for the Greystone development changing the land use designation from MDR
Medium Density Residential to LDR Low Density Residential, subject to the
Approval of the Comprehensive Plan Amendment by the Metropolitan Council.
2. Motion to recommend the City Council approve the Preliminary Plat for Greystone,
subject to conditions:
a. Approval of the Comprehensive Plan Amendment by the Metropolitan
Council.
b. Approval of a Major Planned Unit Development rezoning the subject property
and designating minimum lot requirements and setbacks.
c. The 2.16 acres of required park dedication will be fulfilled by a declaration
being recorded on an outlot in the location of the 4.5 acre park on the property
to the north as shown on the future development layout.
d. Conformance with all requirements of the City Engineer as detailed in the
attached memorandum dated February 21, 2012.
e. Conformance with all requirements of the Parks and Recreation Director as
detailed in the attached memorandum dated February 22, 2012.
f. Conformance with all requirements of the Fire Marshal as detailed in the
attached memorandum dated February 14, 2012.
3. Motion to recommended the City Council approve the Planned Unit Development
Master Development Plan with the Rezoning of the property from AGP Agricultural
Preserve to R1 PUD Low Density Residential Planned Unit Development, subject
to conditions:
a. Approval of the Comprehensive Plan Amendment by the Metropolitan
Council.
b. All home front elevations shall have one of the following features: a side entry
garage; 3% feet of brick or stone wainscoting; or a front porch with railing that
extends at least 30% of the width of the front elevation.
c. A deviation from City Code Section 11 -2 -15 F. so that the home designs do
not need to include an option for a three garage stall.
d. A deviation from City Code Section 11 -4 -5 F.1. to reduce the interior lot
minimum area of 10,000 to 8,600 square feet and corner lot minimum area
from 12, 000 to 11,000 square feet.
e. A deviation from City Code Section 11 -4 -5 F.2. to reduce the minimum lot
width to sixty (60) feet for interior and seventy five (75) feet for corner lots..
f. A deviation from City Code Section 11 -4 -5 F.4. to reduce the front yard
setback to twenty five (25) feet.
g. A deviation from City Code Section 11 -4 -5 F.5. to reduce the side yard
setback to seven and one half (7.5) feet.
h. A deviation from City Code Section 11 -4 -5 F.9. to reduce the maximum lot
coverage to forty percent (40 for lots less than 9,750 square feet in size
and thirty five percent (35 for lots between 9,750 square feet and 11,250
square feet.
i. No driveway width shall exceed fifty percent (50 of the front property line
nor fifty percent (50 of the curb line in front of the property.
j. Lots 6, 7, 8, 11, 12 and 13, Block 2 should be reduced to sixty two (62) feet in
width and Lots 9 and 10, Block 2 should be expanded to sixty six (66) feet to
accommodate the ten (10) foot side yard drainage and utility easements.
k. A minimum of a three foot high berm shall be constructed along the western
property lines Lots 8, 10, 11, 12, 13 and 14, Block 1 to provide additional
screening between the subdivision and Akron Avenue.
I. Conformance with all requirements of the City Engineer as detailed in the
attached memorandum dated February 21, 2012.
m. Conformance with all requirements of the Parks and Recreation Director as
detailed in the attached memorandum dated February 22, 2012.
n. Conformance with all requirements of the Fire Marshal as detailed in the
attached memorandum dated February 14, 2012.
2
SUMMARY
Applicant: The Ryland Group, Inc.
Location: East of Akron Avenue about 1/2 mile north of County Road 42 and
1/2 mile south of Bonaire Path.
Gross Acres: 24.29 Acres
Met Council Net Acres: 18.37 Acres
Proposed Lots: 54 Lots
Gross Density: 2.22 Units /Acre
Net Density: 2.94 Units /Acre
Existing Comp Plan Designation: MDR Medium Density Residential
Proposed Comp Plan Designation: LDR Low Density Residential
Current Zoning: AGP Agricultural Preserve
Proposed Zoning: R1 PUD Low Density Residential Planned Unit Development
The applicant, The Ryland Group, Inc. (Ryland) requests approval of a Comprehensive Plan Amendment,
Preliminary Plat and Planned Unit Development (PUD) Master Development Plan with Rezoning for the
Greystone subdivision to allow 54 lots on about 24 acres. The Comprehensive Plan Amendment is
necessary to change the land use designation from MDR Medium Density Residential to LDR Low
Density Residential and the rezoning is necessary to change the property from AGP Agricultural Preserve
to R -1 PUD, Low Density Residential Planned Unit Development and establish appropriate lot and setback
standards.
The preliminary plat is necessary to evaluate the Comprehensive Plan Amendment and PUD, but actual
developable lots would not be created until a final plat is approved. Ryland has stated that they plan on
submitting a final plat application following these approvals by the City Council. Greystone will be
developed in two phases with the western twenty four (24) lots included in the first phase.
Ryland has ghost platted an additional 70 lots on the property to the north with a 4.5 acre park dedicated
north of Greystone. Ryland has not submitted an official application for the property to the north but has
shown the ghost plat so that staff can determine how the property can develop based on the Greystone
design. Staff is supportive of the ghost plat design and believes that it would be complimentary to the
Greystone subdivision.
BACKGROUND
In 2007, the City adopted the CSAH 42 /Akron Avenue Alternative Urban Areawide Review (AUAR) which
depicted the future development of 1,500 acres of land east of the Bloomfield neighborhood and south of
Bonaire Path, including the subject property. The AUAR shows the east side of Akron Avenue, 1 /4 mile
directly north of CSAH 42 as commercial development, the '/a mile north of that as high density residential,
and area north of that but south of the railroad tracks as medium density residential. The Greystone
subdivision is within the area designated as medium density residential. The land uses shown in AUAR
Scenario 1 were adopted as the City's Comprehensive Plan.
Later in 2007, the City approved the Prestwick Place preliminary plat that generally followed the land uses of
Scenario 1. The Dakota County Community Development Agency (CDA) purchased land in Prestwick
Place directly south of Greystone. The Prestwick Place preliminary plat approved the CDA property for 200
units of apartments and 42 units of family townhomes. The townhomes are located directly south of
Greystone. The Prestwick Place plat shows a collector road connecting to the Greystone property at an
3
alignment perpendicular to Akron Avenue located about 550 feet east of Akron Avenue. The AUAR shows
an east -west collector running through the Greystone property and connecting the north -south collector in
Prestwick Place with Akron Avenue, as well as serving the medium density residential land use in Greystone
and the property to the north.
The Greystone property contains a 30 foot wide utility easement on the south property line that contains a
high voltage power line and contains a 50 foot wide utility easement on the east property line which contains
another high voltage power line. In the southeast corner of the property a natural gas pipeline is located
within a 50 foot wide utility easement. The property is gently sloping from the 948 foot elevation in the
southwest to the 924 foot elevation in the southeast. To the east, about 500 feet north of the south property
line is a low basin with a bottom at about the 942 foot elevation. This low basin may be a wetland. It is
important that the subdivision design ensures hydrology to the possible wetland and that future roads do not
require filling of the low area.
General Subdivision Design
The Greystone plat locates a large stormwater pond in the southeast corner of the property. The
subdivision is designed to handle the stormwater in the existing stormwater pond created for the Akron
Avenue project. There is an existing road access to Akron Avenue in the southwest corner of the property
and just north of the high voltage power line that will serve as the sole access for this property and the
property to the north. Internal street A connects to this access and is designed as a collector road as shown
in the AUAR and Comprehensive Plan. Street A ends at an intersection with Street B about 440 feet east of
Akron Avenue. Street B will serve as the primary access to the Greystone property and the property to the
north, as well as continuing to the south to provide a collector access to the Prestwick Place property.
The homes within Greystone are served by the generally south to north running Street B, the west to east
running Street D or the cul -de -sacs Street C and Street E. Street B and Street E provide stubs to the north
to serve the property to the north and east. There is no connection to the east from this subdivision and the
property to the east would be served either from a road connection from to the north or from Prestwick
Place to the south. Staff is comfortable that there is no access to the east. Staff reasons are due to the power
and gas lines that would need to be crossed, to prevent the grading of the possible wetland to the east, and
the Comprehensive Plan Amendment approval lowers the project density reducing the need for additional
access.
Comprehensive Plan Amendment
Ryland has requested an amendment to the Comprehensive Plan to change the designation from MDR
Medium Density Residential (generally townhomes) to LDR Low Density Residential (generally single
family homes). Ryland is proposing small lot single family homes that would be about three (3) units per
acre. The single family housing market in Dakota County is improving while there is very little townhouse
activity. There are significant numbers of townhome lots approved but undeveloped in Rosemount in the
Harmony and Glenrose neighborhoods. Very little activity or interest has been expressed about those two
multi family projects. Staff is supportive of changing the Greystone property to LDR Low Density
Residential while looking for opportunities to add density elsewhere in the City when the townhome or
multiple family market returns. The Metropolitan Council has approved recent Comprehensive Plan
Amendments from medium density residential to low density residential within Rosemount and other
communities in Dakota County when the resulting development generates three (3) units per acre or more.
4
Surrounding Land Use Designations
Direction Designation
North MDR Medium Density Residential
South MDR Medium Density Residential
West LDR Low Density Residential
East LDR Low Density Residential
Planned Unit Development Master Development Plan with Rezoning
The subject property is currently zoned AGP: Agricultural Preserve. Agricultural Preserve status expired on
August 28, 2010 and the land is eligible to be used for purposes other than agriculture. To approve the plat
to accommodate the small lot, single family homes proposed within Greystone, Ryland has requested zoning
of R1 PUD Low Density Residential Planned Unit Development. The deviations from the R -1 standards
requested by Ryland include the allowance of two car garage designs; reduction in the minimum lot size
from 10,000 square feet to 8,600 square feet; reduction in the minimum lot width from 80 feet to 60 feet,
reduction in the front yard setback from 30 feet to 25 feet; reduction in the side yard setback from 10 feet to
7.5 feet; and the increase of the maximum lot coverage from 30% to 40 The modified standards
proposed by the applicant accommodate the proposed preliminary plat and are acceptable to staff except
that the lot coverage increase should be limited only to the lots that would need this increase. Staff proposes
the lot coverage standard be 40% for lots smaller than 9,750 square feet, 35% for lots between 9,750 and
11,250 square feet, and the standard 30% lot coverage for all lots 11,250 square feet or larger.
Comparison of Lot Requirements and Standards
Category Current R -1 Prestwick Place Proposed Greystone
Standards 2 and 3rd Standards Standards
Min. Lot Area 10,000 sq. ft. (Interior) 8,500 sq. ft. 8,600 sq. ft.
12,000 sq. ft. (Corner) 11,000 sq. ft
Min. Lot Width 80 ft. (Interior)
95 sq. ft. (Corner) 65 ft. 60 ft.
Min. Front Yard Setback 30 ft. 25 ft. 25 ft.
Min. Side Yard Setback 10 ft. 7.5 ft. 7.5 ft
Min. Rear Yard Setback 30 ft. 30 ft. 30 ft.
Max. Impervious Surface 30% 35% 40%
In addition, as a result of numerous small lots fronting onto a cul -de -sac, staff is proposing another
deviation to the ordinance standard limiting driveway widths to 22 feet at the property line and the curb line.
Staff is requesting a PUD standard that the driveway width be no more than 50% of the front property line
width and 50% of the curbline. The lots that will be affected by this standard will be described further in the
preliminary plat section below.
Home Designs
Ryland has proposed five home designs for Greystone: the Alden, Brooks, Courtland, Donovan, and
Everley. The homes all have three bedrooms, four of the five designs have three car garages, and vary from
one to two and a half baths in their standard designs. All home designs are split level in which the front of
the house is at entry level and contains living, kitchen and dining spaces and then there is a half flight of
stairs up to the bedrooms and a half flight of stairs to an unfinished basement. The finished square footage
of the homes range from 1,309 square foot for the Alden to 2,094 square foot for the Everely. The starting
price ranges for the different models is from $240,000 to $280,000. Staff is not recommending approval of
5
the five specific home designs, but instead approve standards for the home designs so that Ryland may
change home designs in the future to accommodate changes in the housing market without going through
the formal PUD amendment process.
Staff is proposing that all front elevation designs for the homes include one of three design features:
A side entry garage.
Three and a half feet of brick or stone wainscoting.
A front porch with a railing that extends across at least 30% of the entire front elevation including
the garage.
Preliminary Plat
The proposed preliminary plat would subdivide the 24 acre subject property into 54 single family lots.
There is no parkland dedicated within the preliminary plat but a neighborhood park about 4.5 acres in size
is shown in the ghost plat of the property to the north. Five streets are proposed to serve the
development. Street A runs west to east, is designed a collector road with turn lanes onto Akron Avenue
and Street B, and does not have any direct access to any residential lots. Street B runs from south to
north, serves as an access to the future collector street to the south, provides an access to the north
including a temporary cul -de -sac constructed with phase 1, includes intersections with Street C and Street
D, and provides direct access to thirteen (13) lots. Street C is a cul -de -sac that serves as direct access for
eight (8) lots. Street D runs west to east from the Street B to Street E and provides access to twenty (20)
lots. Street E runs from a cul -de -sac to the south and an access to the parcel to the north. Street E
provides direct access to thirteen (13) lots and will include a temporary cul -de -sac to the north with the
construction of phase 2.
City Code encourages connections to the neighboring parcels and discourages cul -de -sacs. The City Code
limits cul -de -sac to areas adjacent limited access roadways (Akron Avenue) and as a result of topography
or major utility corridors. Staff is supportive of the cul -de -sac of Street C because it is adjacent to Akron
Avenue and is supportive of the cul -de -sac at the south end of Street E because of the low area that
naturally serves as a collection point for stormwater. The present utility corridors also present road
construction challenges. The subdivision provides an access to the property to the south at the property
line for Prestwick Place and two accesses for the property to the north. There is no access provided to the
property to the east. It is anticipated that the northern property, illustrated on the ghost plat provides
eastern access. Additionally, the presence of a potential wetland and the existing utilities make access to the
east from this parcel difficult.
Ryland has proposed to construct a trail on the south side of Street A and sidewalks on one side of all the
streets. This trail and sidewalk design provides for pedestrian and bicycle access to this subdivision and
the neighboring properties. Staff does not propose any changes to the trail and sidewalk plan.
Landscape and Berming
The City Code requires a minimum number of overstory trees as one (1) tree per interior lot and two (2)
per corner lot. A minimum of 61 trees are required to meet this code requirement. Ryland has proposed
82 trees, which includes the minimum of one tree per interior lot and two per corner lot. Also proposed
are additional trees along the rear of the lots that back onto Akron Avenue, trees and shrubs within the
infiltration basins, and additional shrubs surrounding the development's monument sign near the
northeast corner of the intersection of Akron Avenue and Street A.
6
Staff has determined that the landscaping is appropriate for the development. However, staff is concerned
that the landscaping alone does not provide an appropriate level of screening from Akron Avenue. To
provide the appropriate level of screening, staff has prepared a condition of PUD approval that would
require a minimum of a three (3) foot tall berm be installed along the rear property line of Lots 8, 10, 11,
12, 13, and 14 of Block 1. Reviewing the grading of the area south of Lot 8 Block 1, the grade at the rear
of the house on Lot 7 Block 1 is about two (2) feet below Akron Avenue and the rear of Lot 6 Block 1 is
about five (5) feet below Akron Avenue. Those grades are sufficient to provide screening with the
landscaping that is proposed.
Parks and Open Space
The Parks and Recreation Director has reviewed the Greystone plans and the ghost plat of the property to
the north that includes a 4.5 acre park. Staff has considered requiring dedicating some park land within
this preliminary plat, but the sloping grade would result in a terraced park reducing the useable area of a
park. The park area identified to the north is a relatively flat area that would maximize the useable area.
Staff is supportive of not taking parkland within the current preliminary plat. Instead of taking a cash
payment as fee -in -lieu of parkland dedication, staff is working with the City Attorney to prepare a
declaration that can be recorded on the future park property to the north that would fulfill the park
dedication requirement for both parcels. The Park and Recreation Director's Memorandum describing the
dedication is attached to this executive summary. The memorandum is the basis for the condition or
approval for the preliminary plat and PUD approvals.
Engineering Comments
The Assistant City Engineer has reviewed the Greystone plans and does not have any major concerns with
the proposed subdivision. The minor revisions needed and some recommended considerations are
included in the City Engineer's Memorandum attached to this Executive Summary. The memorandum is
included as a condition of approval for the preliminary plat and PUD approvals.
Phasing
Ryland has provided a phasing plan that includes a first phase of 24 lots. These 24 lots would be served by
the construction of Streets A, B, and C and the first 150 feet of Street D. This road network would serve
Lots 1 through 14 of Block 1; Lots 1 through 4 of Block 2; and Lots 1 through 6 of Block 3. The Fire
Marshal and Assistant City Engineer reviewed the phasing plan and determined that construction of the
first 24 lots would establish the appropriate infrastructure to meet the requirements of the City Code. The
Fire Marshal's Memorandum is included as a condition of approval for the preliminary plat and PUD
approvals.
CONCLUSION RECOMMENDATION
Staff recommends approval of a comprehensive plan amendment, preliminary plat, and planned unit
development master development plan with rezoning with the conditions listed. There are a few issues,
such as the berming along Akron Avenue, that need further refinement prior to final approval by the City
Council.
7
Ryland reystone
tj l'S,,`"2-:
0-, 4.-
ifir
u t H
,k
r r
:k.'
it
X -7---/ i
iiiiiiii0 011
f R�1t,.agt
-1' yRY STot1E
L it
Ailor k 4H_ kk.
7 #r 4,.....4
4•
tilt K 17--
.._4 X5 F y •I
ir Plf
i
s.''•d R
Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not Map Scale
guaranteed. This is not a legal document and should not be substituted for a title search, 1 inch 800 feet
appraisal, survey, or for zoning verification.
f w
y w
1 Z
00
ef 0./i i
1
7
1
ii*\ Z ��OOOH Ir it
is
z OHHQQ f c a�
;o F �Q d O a4
o Qa a ..a..004 W W a o
(n� HZ�� ��y■��y+
w >1E)caww
p 2,40444444444<
C-, c '1, A i
s.,,1,,l:, c i s i,
...„.„,,,,.........,.,_._.,9 a
D o$
1 95
z lLL
l
l i a w
1
1
STREET E
H '.1 V
Hr O W
7
li i 0
n
Ili
I I 1
4 y'R' II 1,
W
U'Iiiiiii,„ !`',I
NIL i 1 I
F 11
a I
0
I
L
3fN3AV NONNY
ill
F 9 p
`SAC
OR
I Fi
m `oog6 WW z p
p 0 B i s
o gilir a b "R�
0 ;i n Wg° 4 o ;o =i$ 5 533¢ppp
III:- I� a
s opWO wW ww wwWW -7 W 1
U .(Z' _I a ®j 1 k [al 11 mwfs.. -z.a. V o•b• ®•:•moo eeo• fw6) L4I,
W 1 fI
4
i
5.
,S
f,. 6r, C>
..g
311 11018133 103./ 33330 i 303 033003 3.10,1313 2131010 g
hi 7 83
I,
E-■ V
z /44
[gn4 1
0
s„ .49 —I
44 C)
3 1 443;:'
1 SS
i 1 51
l
1
.ig
x g g oi2
...itg.
Is Y
i 1 g 4
1
s E i 5e£ I
g i
i
4 g
r
L -L II
.8 11 I
ova 8
71' N
3
Q
x
O 5? ul
z
g 0 5?
cc
5 z t I
g
g
O
x
r
3 1
84
1
e j
O
N i
1
1 1
t I
1
1
-11
11
1.
s
al
1
1 1 _0-
1 pii
3_
koiiin
E HS
ti
g
g I
F. 1 c.4 i n
1
0 4.- 1 i r•53 N i 11
t_i_l IDS •<3.1 i 0 s a
_I 1 ti I... 1 MI
-3- pi
6;i5
-3-
I
0
I
z s
b1332115 L O
W
08
I
ri n
w
SAS N
Sys
O M b
.I(\ ,r, .c a
N w 5‘)
1S y 03
N I- .0 �s Z
N ce N al W r ��V c4
M N O
N
a 4 133illS
N t
h t0 N
N o
0 0 Y M M
r
N
N Z
.a a
o mn
N a O <j
HL
"x
a a1
Q
O
O
E
L
r g
1 y
a
1141
NI
g=3 ill
�1kp W g
xgg z
HI II
o 0 4 g
4
2 12 2'2 2 ttt
a= w`
AA'_ R a o _�_1_-1 rule 2
.tc� z o O
C u r t
k r 4 R pa i
3 'z AA 5 R R u or ol_-I .n W c4 2
d ,6 6 a� ol" s
C d u d ON
3 9 r c x A bl aw o>o
7 7 B 7 r rc
w e `A ,n 2 i 2 t a s>b.a,n 156565566 5 2 2
Ig
r r 3 e 3 a 55 r a_ N
Z' Jk^' wV<
,.3ax.3 3x1, xolssl..s�.e, a3saeo>,d
L
;9z
4 4 4 Qp?
y a O a ati�a a s g
NR N h N N N^ N� N Y'2
u
r n J a, v i
9 g
z -Ii
x i' r' 2 23 1332115 n \1
1 .2
n
L ox. -r .n o�_ j
r YI a j
71 "s F
r N s" r
..I n I R n I
°I r•• I
I I I Y
L o.l J I 1
_j L J L__
__J I- t
N s 1 ro
�F x
I
L J a r M
m r 1 1 I M
J
1 Z= I f v= Si
L J N$ I eY
I O
1
a
ax. n W .I CO 8 z) 7@
Q _L x,n l l Y a as d
s i t C. k "5 e llo r i e y F.
I J x r____7 S r N A A 1
i 1 N m 5 io r V- c ns 1 rf
3 1 15 I In
I L J J
.,I
a, J
It co f 1° 1 S I
r
J
a i m a i r J y
L or, J Yi r- IY 1 I z 1
Y
J
I I J _1 a i IId ea •:Po i �___J V 9
1 N 3 g
r 43 cs, 1 I Y G d,5,
gg -4 B v V A 1 i f
Y 'ls 7 r
Y
r r r__ r 7---1 .r.' 8 I flit
it
i j E@
M i N i I I Y O 1 I q
L II I
j yy@@
8 Y 8L ON '08 '00 (3AV NO8)IV) Y ti
Sl9l A 7
4
1
Z1
Es FEER (trim ISEIII 1 as
OM3S f :A35 I liv l AA3S 0A4.3s z y 0A IL: s
lameamm.... mi....111111.11111141111g/ i 0 i;
a■ V ii .04 ZS t!_ i 1
inwp
id 3 ploo E;
-.1
A r .1111 111 6i i i 11 ‘;11111111111,
ti... zn o _m_ 0M3S IIIIII, .1. .3
n
63 I p
A
ml
o77
plVi
r- k
s 8
N
IL v- o' Di li 1 i, HI k ati yfeleflitirfr o jrio
1
s.
u..14
rD
zp
clo.
z-
.tt
..Jq
04 t
01 o
•r u o
L. .1511 4
I i MEE 1 I
II 1 011011;:iR'il
c'''
1 ifit---
t i'A b ii
1
7
r 1 I lir■imm._
c 7 IF oho
r ini ii.c, sosa....•...0,-----,, .7-----N _i
Ai
1 C LC,1 RIM I
Al iiir 11111 i113S ko
o
I lie n tr.
t 0M3S oss 0
hi 0 62.1...- _-J L man A h
AULT.- I r -1
OMJS
li Pro."...' nr.....•■•■,...,,.,
IA 8 o 1,0 o I 011 op% 13 19 ZOO l *9 LC y ZOO t
:4 Fii-
P li 1 sa
14U J.96
I 1 I ICI N F 77' 8 NI 1 16
i
:1 bl Vill 1 9 2 1 1 '47 44 4 i c 7 K)6 77-3 -11•C‘l 4'
936 o 1.4
.F._ t, if
isommimmi" c:" 4:'''''' 1111 T 1 4
41 IAEA la— t,,013,2 0,, c I 1
6 I* (0 L 0 4 IS R G 6 1 G ,E z 1* pri i _,1 PI 11 /1
,1 0 LIC■51 I 15 .656 J gf 6 GI,
I `I'
t 1 I
rux, Gj An 1 1111
I ..0 1- 1--"1
t n
AL ..b.! ■fillitimmer.m___ j 1 C i
VII"
74 1 7
IA
21 1
1
If
1
anessiimm.•-
II.1;
1
1 N 1 o•• 1 1 11 N t o•-■
o 09,1 i *Cr.., Z gr.- 1 0 SZ=J1 L ft ■21
R
piml 0 5, 1 rail aka CD
0 3 0M3S wi• 0 35 0M3 t 0M3
I
1 Nenimilon•I=ENIEr.antillimmummi Ag
r
1171 77, I 1 !IN
8
'lb
0 g
G ...o..
lin. 0M3S
I 19f, 1 9 9 hr
r .111,41I g
i
i c
06 IIII
un,
,1 N .4 pp A
S
—.1
„OA
1 ip 1 III R
1 i lig
IIHN'n u, 1
I 1 f L...._:_,..1
1 L,8 Nan 7 0
I 0
Le L 1 1 11
0/
al
1 g
a
r 1 7 o: t? 7 LA ,I i_a 1
j
IC 31f i p I .4-•-...agr--- 'i
I gill Bik'
r
a
1 2.
0
MI I rfilr 'N il c zc
I 1- 0
L
z zr
7 0M3
A gii LI i- 1 4..
A g
9 15r
I I 1
1
W.. 0M 3S
rt) .1
4
i:$ i i •„:7 j
1 ir 7 z
411
W:,
4 ,_Ptt-.:--- .risr,
i i:
I
0
8 Lr. P ,,ei• 7 /EV 1
.21 1.-- ...Y.1, 2'....4 411116
4 •1••••.jrill__ 111 _.I.L•11111 1, N.
■•••,.,°...a.......,1..,.emamionse■agsw...A.P.0, v 4,
NW 6 1- d b
c.,,, 4 Se
'111111111111=11111111■11•111111111
1 v
1.i ,1•31331E oar IFNI ,3: 0 ‘p 33 ...k
ilL
I I
1 V I
1 ,L_
---.7,-- 1- id.d Ag
r .4 -.a
tligl
ii 1>1v 1 s PE
7 7 NAY NO 1_
c.4 g
Z 3 Ai
0 1 11
1,
m
--L.--,/ N]
o w�
2 W
Z
ul
1 1 a n
W
a\
cN
f �p N N n N m N o$ N N i a Y. z_ m n
7 16,i,
i C :ry l i S
I_ l i s c
r
L V r z /I 1 I Vii,
Ii' I
L J J I i I I
rc' N
rm d
i
l,
s ip e5asi G4
I 1 —r d
1r I L U J u
J
0 l O I I �l l i m d e
m I rn r r n n e 2
W C.L. 1 o f k, V N
n I W L J ry 'h 'i3
7 'zn'&'
I r a.'"
L J i rcd /0, l� 1 gg lki 1 L J I `4a 1 I I r R e, 1 n os
ii;; d n I mN i% 1 Q
I m V
Po m
r t >and 5•a,i J rn °b Sr r J i
m I
b 8 tip
4\ o -1.1 0. -.1 1� f 1 I p
c d' N 1 1 1 1 I up °m r y
I I 1 1 j 1 1
�z 1 1 1 1
31N3Ab AOaN I
I
4
,L2o
z
li
r ,r
2 n N r )w 'a W O
n N
u� N m N o N N N o 1:,// n
=mn
m
m i,11. on n N a \S��,
r m p a
am N
I -J -L am_ -L L- -_L L_n_i. :1 m L__ W
X 7 1.3361S L+ y'
I 03 d °tl Bt 1 `c 4, p o g
3>
r ti! r doa .[z 1 I V
r r r r- I J I a
R L m m o 1 r
I I 6 V I I
L J m j ,D
r r L J L____ L /d v)
J _i P
1 1, J
r V I v L J LNG
I
rc
iu m I
Im
sro doa .el J m
L u J z
a L J Iq 1 N 1 r J i
I- 0 I I A s�
o A O
L J m Q 1 I r --I g
I q a
r v L p ;y N
w� L J 2 z�, L_m_
r i l 1 I 1 1 1 r13 .J D
L
t n
L J
c gam y
I I I L 1 l rd
I —17,_ 1 r y n II n b M v
i 'm I a'' yJ1 v I
1 ill r -J L J o va I I
I v/� 3 o< I 1
L
i and I e C,s r _I _I r
I- \5aq 0,:l. °/o
y I I 1 1 11
�5 RCP CL) d J 1 I "m
J�
a
r s i p $g
o l 1 1 1 1 i 8 b
1 11 1 O \4, co I i .i ii
N
M I 1\ 1 I I t0 I hit
m v 1 C,' r I I II I 1 1 1 1 I I I I
m I q a$
'',I•
2 t° pe
P4 I
W R
c 3f1N3AH N62iNV
z 4 g!
.3
I NI I
N
CC
W
O a N
r w
o r
q.+ r x Z w m
L e E� a. d zQ w
F
6 w d ill o m o
r,a X J V) Z 0 o-
s a m
s r•..� y i !H Q r `88a
V aa i i I p w_t O O a r.6 43 m >W )-O 31M pct
Z
1 r, L .4- y 1.
F l F II 1 Q�mg3 m
LA
D Z en Q..___�...__ -f Z K p Mtn? S 's d
O <0 �OZ Vwi� x ze f
2
a a c 1 a 5 L: e a
i ,3 S e I "5 y
e '''j @e 4 t p s e ta je 1 2 !V ;VI S I i qh i b E [3 `s' a 3 r i! q
g e w d g 1 f ad a 4: OW s2 i t i ij s i 3 i ii i 8! r i 5 x 1 a g e` a E ge 5 �a
.17'. �A 3.0 i S d qz: 8 s y P P g i
i 5i 1 i ai r a r' s e W B$ 1 M 3 a
e ii !i! ga's lci !hi w @a s gas Ss "5 e 5 I; 53 5 1'.
F i�! i d F \yi o r '-it 1 1 i 5: c; �p p G:[ a i.
r, AJ y t I a r ag ar t H i e eE i 3 s 0��' "�fr 3 a 1 F 1 1 i gg. 4 E x I a l r r ii! Led �V 1 0 w a 1°,h1',
a i i Ii it s i 's g i s ',at i Y
y` r rE c i i a i i s .i `ffi_ a
o v if 6 i it "8 §a `'v 5 S i r. 5 8 a P
z °8 e ;4
'I sr.ris€ a€ o s Sarr j ,a a5e,,I,.,r, a s 4 €e :e, r5 e!a 5`s1
r s 4 f e� 'e i i i•e r a Q 5 5 5 s a ;e 1: 5 5 5 a -i e
as- a i ,ra, •=t 4 i a ri a ;•s:5515•5 4 i q a e 16a- i io ilirE 1` Haag: 6 ffi v g l a s 5
gig r i 3:ar1 !sF r 1 q:. e 1• P o ffie 1554 ki 3 4 3 3 r d
S i'4 a e r l ;11 a 'i:'b 1 i r g.r i "i 9 y i- s a s s; i y r rf rr i
a :i?3 guise POIri x afh s :et „iabdra g"tliisiiiil isl! 1. s, ar xioe 'i s eY ,ffi
a a on �ar X 18 "si
i
x Q o z
3 a
5
O Z
s cc cc
o u, e
J w i M Q i
Q O Z 3 W I.
t..
0 OQp
g z a 'd N3N ¢c
,g c, O m i
J
OO m 8 m 3 W z
nmmmo�o� m $m g mmo 5
O Y W. N i ma H
a $a S Q
mm mm��� m� o� S S iiei gy
ri N°'N NN NN m mm m O p p _1 !a
I o N tt wzz
.7'C F b VI :q :2::2:::,::;;:::;;:l m m u r O x
gg mm 8 g 66,6
Z 0 Ufa
a $S$@ ffiffiiM ggggg gAffiggffig ffi1g1ffilig, Z .60 W o p o �i$
c
861 l< mo oo d �w d F—O
t o 3 o o g
m mx' =m Nzmz EMI
U V b� 111111/1 y ffi g e W gy 3 g 3 g i o 8 mos: and Zm a Z x(5
'Z' p ,i O� w i d: w> Q N m 6 0-'� y
s b B r¢ w c :o W _JI W 8
O s ffi �0 3� ffi iW 11- y ffi 5 mS3 _J —I W
S� g I a =x 0 l 1 l r g i l 1 m 011 ii F, �w Z1 11
o 66 6Iw m g i m a !MINIM I i ggl. 3 1 tilE gil20 w 3 o =ma NI
x :g8at 8 k N =4 s3erdo .e,003s :redo, >_rn Wm mom Q.g
l•
5
5
0 5,
I r, I 1 I I n
1 tzvt I I
n
I
V 1311LS
r•
1 u.1 8
r:4
ug:
a r,
4V/0 1 N
n
1111 e-461 L J
0
N LI
1
PA 1°
0 13381S
n ..4. c..,
0
CV
z
tttt I I. L J
gtipg t a
6 C;
21 L
0
et z
o
cc
a
1
i I
1
1
a
RAI (-11
0
a N
8
sa7v c-, (-1-1\131N3SV3 AO 3asino) S380V cil
)18Vd hrinJ
>18Vci
5 amonvoi :30S101 1
INd013A 'L II V
t I
i g
0 Ege
1.,zt
0,0
f.t.1
E
i
gn
?86 b.02 all
Hi •E U7,1
g t ,g, 1
TV 8 E.-•
1
II
R
{x7 0
0
N E
U1
\S
DI
"1\ '4 P
\C\
N\\\
\\\\\\\\N"\
\\1
\c
\r\
1 \lv y
0
Z
cn
w Q\
w \b +)0
O a 0-4 \T`
E
o ,,t \tom 4\
V1
H 0 z c
j---j Z \\�C
\\\r\\\
��11--��
`J Z 0
a
Q i I
s
i
r ui' h o 1 z I N
l15 O i i N
s
I I
ij_
3 n
3f1N3A� Now,
<ar
F WD g
N b r
1 s,
4 ROSEMO
PUBLIC WORKS
MEMORANDUM
DATE: February 21, 2012
TO: Eric Zweber, Senior Planner
CC: Kim Lindquist, Community Development Director
Andrew Brotzler, Director of Public Works City Engineer
Dan Schultz, Parks and Recreation Director
Chris Watson, Management Analyst
Kathie Hanson, Planning Department Secretary
FROM: Phil Olson, Assistant City Engineer
RE: Greystone Preliminary Plat Review Planning Commission
SUBMITTAL:
Prepared by Pioneer Engineering, the Greystone Preliminary Plat was dated and received on
February 13, 2012. Engineering review comments were generated from the following documents
included in the submittal:
Greystone Preliminary Plat, dated February 13, 2012, includes the following:
o Cover Sheet
o Existing Conditions
o Preliminary Plat (2 sheets)
o Preliminary Grading (2 sheets)
o Preliminary Erosion Control and Notes (3 sheets)
o Preliminary Utilities (2 sheets)
o Landscape Plan (2 sheets)
Phasing Plan, dated February 13, 2012
Layout (Future Plat), dated February 13, 2012
Storm Water Management Plan, dated February 13, 2012
Final Geotechnical Exploration Program and Boring Logs, dated December 9, 2011
Supplementary Report to Geotechnical Exploration Program, dated January 27, 2012
Notice of Application for a Wetland Boundary Decision, dated November 23, 2011
Home Renderings, received November 29, 2011
GENERAL COMMENTS:
1. The Street B and Street C street names alternate throughout the plan set. For the purpose of
this review, Street B shall connect with Street A and Street C shall be the cul -de -sac north of
Street A. The plan should be updated for consistency.
2. A street lighting plan shall be submitted to the City for review.
STORMWATER MANAGEMENT PLAN:
3. The outlet to the pond north of Lot 14, Block 1 should include an outlet control structure to
allow for the future construction of a permanent pond at this location. It is recommended
that the outlet elevation be lowered from 935.7 to 930.0 and the outlet control structure be
set to establish the NWL at 936.5 and the HWL at 937.2.
PHASING:
4. Phase 1 is shown to include Block 1, Lots 1 -4, Block 2, and Lots 1 -6, Block 3. Additional
improvements located outside of this area are required to be included with Phase 1 for the
site to function as proposed. These improvements include:
a) The outlet control structures between each of the storm basins and infiltration basins
shall be included within Phase 1.
b) All ponds and infiltration basins shall be naturally vegetated as proposed in the plan.
c) Phase 1 includes the western three lots on Street D. A temporary cul -de -sac is
required to be constructed at the east property line of Lot 6, Block 3. Including the
temporary cul -de -sac, the road will be required to be extended approximately 130
feet beyond the high point and proposed storm sewer. Either temporary changes•to
the road profile are required or additional storm sewer is required to be extended to
the end of the temporary cul -de -sac.
d) The site grading is proposed with Phase 1 of the development. A temporary outlet
swale or the construction of the storm sewer is required to provide an outlet from
the low point north of Block 2 to the pond.
GRADING COMMENTS:
5. The catch basin on the right side of Street B at station 1 +00 should not be located in the
pedestrian ramp. The road profile is required to be shifted north to allow the catch basin to
be installed at the low point.
EASEMENT COMMENTS:
6. Conservation easements are not shown on the preliminary plat but will be required over all
pond and infiltration areas, and shall encompass all naturally vegetated areas. This includes a
majority of the rear yards in Block 3. Signage for conservation easements shall be provided
by the developer and an extended maintenance warranty shall be required to ensure
establishment of the naturally vegetated areas.
7. The width of drainage and utility easements over all public utilities shall be verified during
final design.
8. The width of the drainage and utility easement between Lots 11 -12, Block 3 is required to be
increased to 20 feet to accommodate the emergency overflow route.
9. Storm sewer is proposed along the side and back lot lines of certain properties to convey
rear yard drainage. Drainage and utility easements along these lines shall prohibit the
installation of sheds to ensure that access can be provided for storm sewer maintenance.
Fences are allowed but shall not restrict drainage and shall be required to include gates for
truck access over the drainage and utility easement. Also, landscaping that will block truck
access shall be prohibited. Fences, landscaping, and structures shall be restricted for snow
removal within the 10 -foot side easement along the north side of Street A. This will impact
the property lines along Lots 1, 4 and Lot 5, Block 1.
10. A drainage, utility, and ponding easement is required over the stormwater basin at the north
end of Street B and adjacent to Akron Avenue.
ROADWAY COMMENTS:
11. Per City Code, the minimum distance required between the centerline of a local and
collector roadway is 660 feet. The proposed plan shows a distance between Akron Avenue
and Street B to be 550 feet. The proposed spacing is reasonable with the estimated traffic
volumes and the proposed roadway within the Prestwick Place preliminary plat.
LANDSCAPE PLAN COMMENTS:
12. Trees shall not be planted within the drainage way, over the proposed storm sewer, or within
the pond access location. The plantings should be placed a minimum of 15 feet from the
storm sewer. Below is a listing of trees to be relocated:
a. Page L1 of the landscaping plan proposes trees over the storm sewer within Lot 1,
Block 1. This storm sewer is required to be modified to flow directly south to Street
A. The landscaping plan shall be updated for the new storm design.
b. Page L1 of the landscaping plan proposes trees within the rear yard drainage swale of
Lots 10 14, Block 1.
DEVELOPMENT FEES:
13. Estimated development fees based on 2012 Fee Resolution are due with the final plat and
subdivision agreement. Additional development fees are as follows:
The developer shall be responsible for costs associated with upgrading Akron Avenue
(County Road 73). The improvement cost is $234 /acre which is calculated based on the
improvement cost of $26,504 divided equally over Parcel 2A (113.03 acres). Following
the construction of Akron Avenue, Parcel 2A was split to create three parcels that are
34.49 acres, 23.41 acres, and 55.13 acres. The developer shall submit a table of area
within each phase of the Greystone development for the calculation of the Akron
Avenue improvement costs.
The property owner has an existing agreement with the City to provide offsite ponding
in Storm Basin 1 at a value of $51,360. The City will update the existing agreement to
compensate the property owner in an amount of the collected stormwater fees, up to
$51,360.
The trunk area charges are collected on a per acre basis for all newly developed
properties. To determine the trunk area charges, the gross acres of developable property
minus pond acreage (at high water level) and wetlands at delineation line, rounded to the
nearest one tenth of an acre shall be provided.
The developer has indicated the desire to fund the project improvements through
assessments. A cash escrow is required for final design until a petition and waver
agreement is executed between the City and the developer.
Should you have any questions or comments regarding the items listed above, please contact me at
651 322 -2015.
4 ROSEMOUNT
PARKS AND RECREATION
M E M O R A N D U M
To: Kim Lindquist, Community Development Director
Eric Zweber, Senior Planner
Jason Lindahl, Planner
Andy Brotzler, City Engineer
Phil Olson, Project Engineer
From: Dan Schultz, Parks and Recreation Director
Date: February 23, 2012
Subject: Greystone Preliminary Plat
The Parks and Recreation Department recently received a preliminary plat for the Greystone
Development (Ryland Homes). After reviewing the plans, the Parks and Recreation Department
staff has the following comments:
Trails and Sidewalks
The trail and sidewalk amenities appear to be designed in a manner that works toward the City's goal
of having a well connected community. Staff is not recommending any changes or additions to the
trails and sidewalks identified in the plans.
Parks Dedication
The parks dedication requirement for 54 units is either 2.16 acres of land, (54 units x .04 acres of
land 2.16 acres), cash in -lieu of land or a combination of the two.
Staff is recommending that Greystone will be approved without a current land dedication or
payment of park dedication fees. The plat of Greystone will include land to the north (the Groth
parcel), currently identified as Outlot A, which will be platted into additional outlots. One of the
outlots will be of a size that satisfies the park dedication requirements for the first 54 units in the
Greystone Development. The property to the north (Groth parcel) will be made subject to a
covenant that provides:
If the Groth parcel is subdivided within the next 10 years, the outlot identified as future park
land will be deeded to the City to satisfy the park dedication requirements of the 54 units in
Greystone and additional park dedication will be required for additional units in a new
subdivision.
If the Groth parcel is not subdivided after 10 years, the owner of the Groth parcel will pay
to the City the cash dedication requirements for the original 54 units, and, upon payment,
the City will release the Groth parcel from the obligations of the covenant.
By accepting park land with the future development, the City will be able to combine the current
park dedication requirements with future requirements to create a park that is sized to appropriately
meet the needs of the development.
Parks and Recreation Commission Review
The Commission will be reviewing the revised preliminary plat at their meeting on Monday,
February 27, 2012.
Please let know if you have any questions about this memo.
4 ROSEMOUNT
FIRE DEPARTMENT
M E M O R A N D U M
To: Eric Zweber, Planner
From: Steve Thorp, Fire Marshal
Date: February 14, 2012
Subject: Greystone Development
Upon review of the Greystone Development Preliminary Plans, dated 11/28/2011
with revisions from 1/5/2012 provided for review by Pioneer Engineering on behalf
of Ryland Homes, the Fire Marshal offers the following comments:
The Phasing Plan, submitted 2/13/2012, substantially meets the minimum
requirements of the 2007 MN State Fire Code. Phase 1 of the plan can stand
alone until Phase 2 is implemented in the future.
The Preliminary Plat Plan on sheet 9 (Typical Street Section) meets the 2007
MNSFC requirements as designed for fire apparatus access roads. MNSFC
503)
All dead end roads in excess of 150 feet shall terminate in an approved area
for turning around fire apparatus. (MNSFC 503.2.5)
Facilities, building or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved access road
with and asphalt, concrete or other approved driving surface capable of
supporting the imposed load of at least 75,000 pounds. (MNSFC 503.2.3)
To be in compliance with a Model Home Permit the access road shall extend
to within 150 feet of all portions of the buildings. (MNSFC 503.1.1)
Temporary address numbers and street signs shall be required when the
roadway allows passage by vehicles. MNSFC 505)
Fire hydrants shall be located per sheet 10 and flushed. MNSFC 508)
3 :g. vi:, 4.;( J. 0 117,11*.;2
.11i1,1
-.:,..4-p? W 1":7;".,:ii::.:;, 'f.:::;,` ''.;Ait
14 ''''''.i„'F'-•' "..,i.*.*:::'. .i:
-..r. sr 10.4-
.4r..:f 1 t. 1 f...
•e' 1 .4.. 7-*
A.* 41;Pk...4.11."' -re f
...r ...1.
..2, se I a,
.f
wt
.t. .1. ;IA`
.ie
•-3,
iAe
1. 'V -4 t..'
s .4
N
,2 77•:-
i: 2
'2' 4,
4
1
•'i‘..-r.•.'
'.4 7 t
4 4„ r
„jed
_.-.......1:::.....:..,-:,-.:.....
.."V
.:2. .L -1 ''''i T.. „4--:"
'1.
-4 N•',!;',.: I.:
!I ‘-...41 --mc::•,-„
i
7 1111 li 11111 1
f.,e•1 ii
4.444 4.444 —4 ...-4
......,,,,,,,,,,--.1
.....4
.°V11111111111 11 111111111111
E X T E R 0 R DESIGN A
7 ,i'•7."'O'
4
Zr:
.4- ti-
kr A-
l 1 'I.
1. :,..i....' I
Z..."! 's.
_4
A'
V00 I
—.....ms• -1
i
11 i _I
.i..:-..lL
4 -.7. 1
I III■
EXTEROR DESIGN B EXTERIOR DESIGN C
I
RYLAND HOMES
1,t‘c 1 itc.I.Scti Rctlet.
CI
Cl;
w
o c DC' 2in
0x J W o
ox W
G� fn Q'" _J
L QGt?
om'+ 2m� W
Q.
1
Q
o x W 1 r f
T
bA Q
A
A o cry
a
ox 2 in o-
W- N Q. x Z
W
m
'AL ,N
o�
ixx
G7 al oho,
I
Z�U K
Zxm V
0 2
to j i N�/
LL
0
CI Ith Z C
c
W ZxU WS J
3
0
Li.. x LL
2 2 i i i LL
RYLAND The
H M ES® at Greystone
s f
y�� +c.w
Y
15
Y h
'ma c_ ..s-..:e I.;� 3
y l ,t1);,-
gem t++'{
i l
G
r i
•c t
A
w
i=:\TE DESIGN A
8
I-
4.-
�e f
l ik
EXTERIOR DESIGN 8 EXTERIOR DESIGN C
RYL■ND HOMES'
1 .Re 1 Ile. L cn licttct.
CI
al
1 J
V T LV
II o ox
we J
8 Q w
Fe' O
j o fL N 1 J
cc 0 1 11-i- 1 O W
J
(h `m
444 Q z
I 1111 LL
O ci) L i
14
lim.I W N� I LL aA o
Do 'l w 0`°
Ox I J
Q O Q
1 l x g
m
M J
zt? o =��'1 i
O
O m
W
03 c g_ C KU
'f i mo LL Oa
3
4i 0
0
me Q, J
JX d N C Z
o t7 W
f v x x U L. Z .c
Q �`ry R. z V 81
3 W
1
Am.= —,.r_w LL
2
RYLAND The Courtland
HOMES®
at Greystone
q' X'af b Y a
t
k
Y. -3 K.
y
AL•N,„
.e
e t
EXTERIOR DESIGN C
t. Y
z
t 1 .64 Iii a
isi
r.
1'
EXTERIOR DESIGN A EXTERIOR DESIGN D
RYLAND HOMES`
Lis e 1 ifc. Even Better.
in
tt,,..,....„7,
INIIIM.1■11
.1
0 m
1 LI 0 x
LLI ZD L
(i) Lii
O I
O
CCN
Z
r
11111:1 0
CC
--I
0 0
iE-I
1 ■..1
0 r: 7
0 a
u
w
1
.1
/11 0
III.I rel.?
ON
UP
CO
i- 0 x
toCe;_
11J
Z
0
i CO
td
LM
CV
111 r.i MMIM■0 1
X X
0 7,
0 0 .111:i 91 7 00 ril
0 F.t
DO 17
CO
O
0
0
IT
3 E.3e0a 4d '0 0
ge m C1 5
7.
Lil
0 en
.S en ..,■24i-
1 0 now!
0
w
1---„_. ,_,:xu:
3 z: 1 [7,
ci,.. t
3 t—
he a!
x:9.
17'.g
IJ..
i--
Cr)
Ce
LI-
>I" 0
Ck I
a
RYLAND The Donovan
..,..,,e
r4. HOMES' at Greystone
d
t ,.r
1 9
1. ti A :h f
.i'. .sdaiYil�S:yi't: W F Y rf. r
it s
rt
A If
EXTERIOR DESIGN B
0 w a 7. i w
141" 1 El\ B\ 1411t4
r
I
ji eaaan :..aa..
_s
EXTERIOR DESIGN A EXTERIOR DESIGN C EXTERIOR DESIGN D
RYLAND HOMES
I.i,e 1 if. F.%en Better.
I
111
I
1 w
0
1 x
LC
o 0
0 I- .-I
CC:1 (II
11.1
Li
u.,-
IL
1 ouj
w
re
.f m
Z 0
titt a I 1
ff)
i--
4S
CO
t Z
L
1 Li--
1
1
CL
0
CL) w
0 .1..
2 r o
Q.
i* 0
7 ul
3
0 0 x
0)
i r,i: 0 I
CD T. 1
o
14 --11•11111•INIIII
E
mmommommommi
:1 a 1
0 7
0 x u) r‘ x
LX.
CO
1 1
F• W
cz
I r 0 0.,
IN N
t9 0 1 I___J
0
0 -j 0 r
cc c)
0 r II R
ce
co
1
'ITT
it 1
Ci eth 1 cc
1
LIJ
i 11
ill t=i.
LL 6
1 0 1
,...u. L.,.
E
0
0
F--
L
1
1 ilt 1
___._.__L___..._.___ cx
LJ-
zi 8
RYLAND Th Everley
e
H OMES at Greystone
1s
cs
4.1 LI L Y 4.1 1^
.w..... CRY y
t
r
r1 aie% 11'
3
4
Yt
e
E X T E R I O R D E S I G N 0
add`
ill&
iii nu viii ai MN
i�
i'hlgfiiq V r s y' 1 x
EXTERIOR DESIGN A EXTERIOR DESIGN B EXTERIOR DESIGN C
RYLAND HOMES'
1 nc I itc. Es en Better.
1
A
0
■•••111___
ce in
1° k.
I=1
Ch CC'
<0 x
2111b5e2 2r
(5
z
0 -1---
w 0
"1"
I ..J z
i
1 t•- Q r 1 r i r
11111'b I r CI
1 41) ,00
11 Z
0
IMI Fo M. U
Ill
Cld 1 -t-----
•z LLI
04
L r...1
monwn
4.1■■■=W'
O E;
1
EMI' 2 7
LL1
L
ua 1 _I l■
LIM r1•1
0 in
el
0 7-
M
0 x
cc
to co
a] 10
8
I re 4
4..t
gtn's
i
c,
07-
z I
2
o
la x
CCU
WIC 0
■1
LL
x
u
I— NI
ILLI 0 F''''
LiJ II ix 0.?
CO
al'
o
Ce
17711:11 P- I
0 II U
■mou i ■11,
ae 111 tc€
..",-.0 7-7 •.."5 ,=',-t,