HomeMy WebLinkAbout10A - Stonebriar PUD
16200 Eagle Creek Avenue S.E.
Prior Lake, MN 55372-1714
MEETING DATE:
AGENDA #:
PREPARED BY:
AGENDA ITEM:
DISCUSSION:
CITY COUNCIL AGENDA REPORT
JANUARY 2, 2007
10A
DANETTE MOORE, PLANNING COORDINATOR
CONSIDER APPROVAL OF AN ORDINANCE AMENDING THE ZONING
MAP TO DESIGNATE PROPERTY AS THE STONEBRIAR PLANNED UNIT
DEVELOPMENT AND A RESOLUTION APPROVING A PRELIMINARY PLAT
TO BE KNOWN AS STONEBRIAR
Introduction
Ryland Homes has applied for approval of a development to be known as
Stonebriar on the property located south of CSAH 12 (170th Street), north and
west of MN TH 13, and east of Pheasant Meadow Lane. The application
includes the following requests:
. Approve a Planned Unit Development Preliminary Plan;
. Approve a Preliminary Plat consisting of 10 acres to be subdivided into 32
lots and three (3) outlots to allow for single family units, parkland, ponding,
and a trail.
This agenda item requests City Council approval of the rezoning and the
preliminary plat.
Historv
The Planning Commission held a public hearing to consider the preliminary
plat on November 2ih and December 11, 2006. The Planning Commission
recommended approval of this preliminary plat subject to the following
conditions:
1. The developer must obtain the required permits from any other state or
local agency prior to any work on the site.
2. The developer must revise the landscaping plan to provide two front yard
trees per interior lot and four front yard trees per corner lot.
3. The developer must revise the plans to address all of the Engineering
comments in the memorandum from Assistant City Engineer Larry Poppler
dated October 27,2006.
4. The developer must submit a Letter of Credit in an amount equal to 125%
of the cost of the required replacement trees.
5. Prior to the City Council action on January 2, 2007, the developer shall
provide the City with evidence and consideration that four lots will have
homes with a base price of $400,000 or less constructed on them.
Section 1106.400 of the Zoning ordinance lists the types of uses and
standards allowed under a PUD. The PUD provisions offer maximum flexibility
in various ways, including setbacks, building heights, and so on. In order to
qualify for consideration of a PUD, a developer must propose a project that is
unique and provides amenities or other considerations over and above those
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required as part of a conventional development. The developer is requesting
modifications to the setbacks, minimum lot areas, minimum lot widths,
landscaping tree replacement, and a private street. In return, the developer is
offering the following:
. Park dedication fee in the amount of $127,500.
. 2.14 acres of land to accommodate a trail, play structure, and natural
open space (1.29 acres of dedicated parkland).
. Construction of an off-site trail extension from the edge of the
development to the intersection of CSAH 12 and MN TH 13.
. 10ft wide trail extension to Pheasant Meadow Lane constructed to
allow emergency vehicle access.
. Cash contribution for the construction of a play structure and pergola in
Outlot B.
. Four (4) homes at a base price below $400,000.
. Architectural diversity to restrict housing duplication.
Each item referenced above is material to the City Council finding that the
proposed PUD meets the criteria set out in the Zoning Ordinance to qualify a
project for PUD treatment.
The following paragraphs outline the physical characteristics of the existing
site, the Comprehensive Plan and zoning designations, and a description of
some of the specifics of the site.
PHYSICAL SITE CHARACTERISTICS:
Total Site Area: The total site consists of approximately 10 acres.
Toooaraohv: This site has relatively flat topography, with elevations ranging
from 978' MSL at its highest point (southwestern corner) to 966' MSL at its
lowest point (northeast corner).
Veaetation: The site is a vacant parcel that was most recently used as
cropland. The site has 68 caliper inches of significant trees. The project is
subject to the Tree Preservation requirements of the Zoning Ordinance.
Wetlands: The site contains no wetlands.
Access: Access to the site is from 170th Street (CSAH 12), via the extension
of Elm Avenue. Scott County will construct this segment of road in 2007, as
part of the CSAH 12 project.
2020 Comorehensive Plan Desianation: This property is designated for R-
LD (Urban Low Density Residential uses on the 2030 Comprehensive Plan
Land Use Map.
Zonina: The site is presently zoned C-1 (Neighborhood Commercial).
Shoreland: This property is also located within the Shoreland District for
Crystal Lake, a Natural Environment Lake. As such, the property is subject to
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the Shoreland PUD requirements listed in Section 1104 of the Zoning
Ordinance.
PROPOSED PLAN
Lots: The preliminary plat consists of 32 lots and 3 outlots to allow for single
family homes, parkland, ponding, trails, and a private street. The proposed
residential lots range in size from 6,940 sq ft to over 17,712 sq ft (average size
of 8,881 sq ft).
Densitv: Density of the development is based on the net area of the site,
which is 10.02 acres. There are a total of 32 units proposed, for a density of
3.19 units per acre. This is consistent with the density allowed in the R-1
Zoning District within the Shoreland District.
Setbacks:
Minimum Single Family
Setbacks
Front (from private
street)
Side (from property
line)
Rear (from property
line)
Required
Proposed
25' from ROW line
20'
10'
7.5'
25'
15'
Streets: This plan proposes one roadway to be known as Stonebriar Court, a
private street designed with a 28'width, which will connect to 170th Street.
SidewalkslTrails: A trail will be constructed from Pheasant Meadow Lane
(west of the site) through the interior of the project and along MN TH 13 to the
intersection of MN TH 13 and CSAH 12. The majority of the trail will be 8' in
width, with the extension leading to Pheasant Meadow Lane (within Outlot D)
maintaining a 10' width to accommodate an access for emergency vehicles.
A sidewalk will be extended from 170th Street along the northern portion of
Stonebriar Court, prior to the trail connections.
Park: The plan includes approximately 1.29 acres of dedicated parkland. The
parkland area will provide land for a trail, play structure, and natural open
space. The developer will provide the City with the necessary cost to construct
a pergola and play structure within Outlot B.
The open area within the Shoreland (Outlot B) will be restored to a
prairie/savannah environment. A rainwater garden will be created within Outlot
C (north of the interior trail).
Sanitary SewerlWater Mains/Storm Sewer: The Engineering Department
has reviewed the plans for these utilities. The most recent comments dated
October 27, 2006 are attached to this report.
Stormwater Pondina: The Scott County stormwater pond to the east (within
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Outlot B) will be expanded to accommodate ponding needs for the site.
Buildina Stvles: The developer has included elevations of the proposed
building styles (attached). The proposed single family homes will range in size
from 2,250 sq ft to 3,300 sq ft. The structures will be two-story with a mix of
walkout, lookout, and full basements. Several of the homes are designed with
tandem third stall garages to reduce the presence of numerous garage doors
facing the road. In order to limit architectural duplication, the developer will be
responsible for submitting an up to date inventory detailing the architecture of
the homes on the existing lots and that of the proposed lot with each building
permit application. The up to date inventory will allow staff to assure that no
architectural duplication occurs directly next to or across from one another.
Imoervious Surface: The maximum impervious surface allowed in the
Shoreland District is 30% of the lot area above the OHW. The total impervious
surface proposed for the project is 24.6%.
Shoreland Ooen Soace Reauirements: The Shoreland ordinance requires
at least 50% of the total project area within the Shoreland Overlay District, or
1.76 acres, within this PUD be preserved as open space. The proposed plan
provides 1.79 acres of preserved open space within the Shore land Overlay
District.
Landscaoina: The Subdivision Ordinance requires two front yard subdivision
trees per lot. Corner lots require at least four trees. This plat requires a total
of 72 front yard subdivision trees. The revised landscape plan provides 49
front yard trees. After reviewing the revised landscape plan, staff believes that
adequate front yard area exists to accommodate two front yard trees per lot.
Previously approved single family PUD's have met this landscaping
requirement. The Planning Commission directed the developer to revise the
plans to meet the Ordinance requirements.
Tree Reolacement: The tree inventory identifies 68 significant caliper inches
of trees on the site. The Zoning Ordinance allows up to 25% of the total
significant caliper inches to be removed for initial site development, which
includes road right-of-way, utilities and drainage areas. An additional 25% of
the significant caliper inches may be removed for house pads and driveways.
Any removal above these amounts requires tree replacement at a rate of a Y:z
caliper inch for each inch removed. The developer is responsible for replacing
19.5 caliper inches of trees. The proposed tree replacement plan will exceed
this requirement.
Market StudY: Section 1106.703 requires an application for a PUD to include
a market study prepared within 6 months prior to the application identifying the
market area of the project and the demand trends within this area. The
developer submitted a study dated October 24, 2006. This study notes that
evidence suggests there is sufficient market demand to support the proposed
product type.
Fees and Assessment: This development will be subject to the standard
development fees.
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ISSUES:
The question before the City Council is whether the proposed enhancements
are of such benefit to support the adjustments and modifications to the Zoning
and Subdivision Ordinance criteria requested by the developers. One of the
stated purposes of a PUD, according to Section 1106.100, is to "demonstrate
that the particular areas to be developed can offer greater value to the
community and can better meet the community's health, welfare and safety
requirements than if those same areas were to be developed in a single
purpose zone. "
As noted earlier in this report, the developer has proposed the following
benefits to the City:
. Park dedication fee in the amount of $127,500.
· 2.14 acres of land to accommodate a trail, play structure, and natural
open space (1.29 acres of dedicated parkland).
· Construction of an off-site trail extension from the edge of the
development to the intersection of CSAH 12 and MN TH 13.
· 10ft wide trail extension to Pheasant Meadow Lane constructed to
allow emergency vehicle access.
· Cash contribution for the construction of a play structure and pergola in
Outlot B.
. Four (4) homes at a base price below $400,000.
. Architectural diversity to restrict housing duplication.
As part of the PUD Criteria, the developer is proposing to sell four (4) homes
(Springfield, Caldwell, or Holmdel models) at a base price from $370,000-
$400,000. While staff encourages moderately priced housing as a component
of any development, staff does not feel that this base price meets the definition
of moderately priced housing and that approving it as a PUD criteria may set
future precedence. For that reason, staff would recommend the Council
removing this as a PUD criteria element for this project. In order to discuss
housing affordability as a PUD criteria as a part of future proposed
developments, staff plans to discuss this element with the City Council and
Planning Commission at their January 8, 2007 joint workshop.
PRELIMINARY PUD: The PUD must be reviewed based on the criteria found in
Section 1106.100 and 1106.300 of the Zoning Ordinance. Section 1106.100
discusses the purpose of a PUD. These criteria are discussed below.
1) Provides a flexible approach to development which is in harmony with the
purpose and intent of the City's Comprehensive Plan and Zoning
Ordinance.
The proposed PUD is consistent with the Comprehensive Land Use Plan
designations on the site and the Zoning Ordinance.
2) More creative, efficient and effective use of land, open space and public
facilities through mixing of land uses.
The proposed PUD plan allows for the preservation of open space, as
well as park and trails.
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3) Create a sense of place and provide more interaction among people;
The PUD plan provides for a trail to allow connections to the adjacent
properties for possible future recreational opportunities.
4) Increase economic vitality and expand market opportunities;
The proposed variety of housing styles will provide additional housing
opportunities.
5) Support long-term economic stability by strengthening the tax base, job
market and business opportunities;
The new development will strengthen the City's tax base.
6) Increase transportation options, such as walking, biking or bussing;
The plan will provide an extension of the City trail system.
7) Provide opportunities for life cycle housing to aI/ ages.
The PUD plan will provide another option for housing and is appropriate
for this location.
8) Provide more efficient and effective use of streets, utilities, and public
facilities that support high quality land use development at a lesser cost.
The PUD will have a private street that will be maintained by the
homeowners association.
9) Enhanced incorporation of recreational, public and open space
components in the development which may be made more useable and
be more suitably located than would otherwise be provided under
conventional development procedures. The PUD district also encourages
the developer to convey property to the public, over and above required
dedications, by aI/owing a portion of the density to be transferred to other
parts of the site.
The PUD dedicates 2.14 acres to the City to incorporate park area, open
space, and trails.
10) Preserves and enhances desirable site characteristics and open space,
and protection of sensitive environmental features including, but not
limited to, steep slopes, wetlands, and trees. Where applicable, the PUD
should also encourage historic preservation, re-use and redevelopment of
existing buildings.
The PUD will be restoring a prairie savannah on the east side of the
development.
11) High quality of design compatible with surrounding land uses, including
both existing and planned.
The proposed PUD is compatible in respect to product type of the single
family homes to the north and south and in respect to the density of the
twin home development to the west.
PRELIMINARY PLAT: Revisions to the preliminary plat plans are required in
order to meet minimum ordinance requirements as well as issues detailed in
the attached Engineering memorandum dated October 27,2006. However,
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6
none of these revisions will impact the general design of the proposed plat.
For that reason, the Planning Commission and staff recommend approval of
this development on the basis it is consistent with the PUD criteria, and with
the provisions of the Zoning and Subdivision Ordinance. This
recommendation for approval is subject to the conditions listed on page one of
this report.
FINANCIAL
IMPACT:
There is no budget impact as a result of this action. Approval of the project will
facilitate the development of the area and increase the City tax base.
ALTERNATIVES:
The City Council has the following alternatives:
1. Adopt an ordinance amending the Zoning Map to designate the subject
property as PUD and adopt a resolution approving the Preliminary Plat for
this development subject to the listed conditions, with the finding that the
preliminary plat is consistent with the intent and purpose of the Zoning and
Subdivision Ordinances. The attached ordinance does not include the
$400,000 house criteria, as noted in the issues paragraph above.
2. Deny the ordinance amendment and the Preliminary Plat on the basis they
are inconsistent with the purpose and intent of the Zoning and Subdivision
Ordinances and/or the Comprehensive Plan. In this case, the Council
should direct the staff to prepare a resolution with findings of fact based in
the record for the denial of these requests.
3. Defer consideration of this item and provide staff with specific direction.
The Planning Commission and staff recommend Alternative #1.
RECOMMENDED
MOTIONS:
1. A motion and second adopting an ordinance approving an amendment to
the Zoning Map to designate the subject property from C-1 (Neighborhood
Commercial) to PUD (Planned Unit Development).
2. A motion and second adopting a resolution approving a Preliminary Plat to
be known as Stonebriar, subject to the listed conditions.
Re~~
Frank BOYIVMatger
1:\06 files\06 subdivisions\prelim plat\stonebriar\stonebriar cc report.doc
7
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16200 Eagle Creek Avenue S.E.
Prior Lake, MN 55372-1714
CITY OF PRIOR LAKE
ORDINANCE NO.107-XX
AN ORDINANCE AMENDING SECTION 1101.700 OF PRIOR LAKE CITY CODE AND
THE OFFICIAL ZONING MAP FOR THE CITY OF PRIOR LAKE
MOTION BY:
SECOND BY:
WHEREAS: Ryland Homes has submitted an application for a Planned Unit Development
to be known as Stonebriar; and
WHEREAS: The Prior Lake Planning Commission considered the proposed Planned Unit
Development at a public hearing on November 27, 2006, and on December
11,2006; and
WHEREAS: Notice of the public hearing on said PUD has been duly published in
accordance with the applicable Prior Lake Ordinances; and
WHEREAS: The Planning Commission proceeded to hear all persons interested in this
issue and persons interested were afforded the opportunity to present their
views and objections related to the PUD; and
WHEREAS: The Prior Lake City Council considered the proposed PUD for Stonebriar on
January 2, 2007; and
WHEREAS: The City Council finds the PUD is compatible with the stated purposes and
intent of the Section 1106 Planned Unit Developments of the Zoning
Ordinance.
The City Council of the City of Prior Lake does hereby ordain:
1. The above recitals are herein fully incorporated herein as set forth above.
2. The Prior Lake Zoning Map, referred to in Prior Lake City Code Section 1101.700, is
hereby amended to designate the following legally described property as the
Stonebriar Planned Unit Development (PUD).
LEGAL DESCRIPTION:
That part of the Northwest Quarter of the Northeast Quarter of Section 10, Township
114, Range 22, Scott County, Minnesota, described as follows:
Commencing at the northwest corner of said Northwest Quarter of the Northeast
Quarter: thence East (assumed bearing) along the north line thereof, a distance of
388.90 feet; thence South, a distance of 200.00 feet to the actual point of beginning of
the land to be described: thence East, a distance of 175.00 feet; thence North a
distance of 32.00 feet; thence East, a distance of 741.08 feet more or less to the east
line of said Northwest Quarter of the Northeast Quarter: thence southerly along said
east line to the intersection with the northerly right of way line of State Trunk Highway
r:\agenda reports\2007\jan 2\stonebriar pud ord.docwww.cityofpriorlake.com
Page 1
Phone 952.447.4230 / Fax 952.447.4245
No. 13, thence southwesterly along said right of way line to the intersection with a line
drawn South 4 degrees 52 minutes 42 seconds East from the aforementioned actual
point of beginning: thence North 4 degrees 52 minutes 42 seconds West, a distance of
698.13 feet to the point of beginning.
3. The Stonebriar Planned Unit Development includes the following elements:
a. The PUD is a single family development consisting of 32 lots for single family
homes and 3 outlots. The PUD plan provides a minimum of 2.14 acres of park
to be dedicated to the City, trail, and the funds to construct a pergola and play
structure.
b. The total number of units on the site will not exceed 32.
c. Density and impervious surface within the Shoreland Tiers must not exceed the
totals identified on the plans dated October 5, 2006.
d. As part of the park development, the developer is responsible for grading,
topsoil, turf establishment and construction of the trails to the specifications
provided by the City.
e. The elements of the plan will be as shown on the plans dated October 5, 2006,
except for modifications approved as part of the final PUD plan.
4. It hereby adopts the following findings:
A. Provides a flexible approach to development which is in harmony with the
purpose and intent of the City's Comprehensive Plan and Zoning Ordinance.
The proposed PUD is consistent with the Comprehensive Land Use Plan
designations on the site and the Zoning Ordinance.
B. More creative, efficient and effective use of land, open space and public facilities
through mixing of land uses.
The proposed PUD plan allows for the preservation of open space, as well as park
and trails.
C. Create a sense of place and provide more interaction among people;
The PUD plan provides for a trail to allow connections to the adjacent properties for
possible future recreational opportunities.
D. Increase economic vitality and expand market opportunities;
The proposed variety of housing styles will provide additional housing
opportunities.
E. Support long-term economic stability by strengthening the tax base, job market
and business opportunities;
The new development will strengthen the City's tax base.
F. Increase transportation options, such as walking, biking or bussing;
The plan will provide an extension of the City trail system.
G. Provide opportunities for life cycle housing to all ages.
The PUD plan will provide another option for housing and is appropriate for this
location.
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Page 2
H. Provide more efficient and effective use of streets, utilities, and public facilities
that support high quality land use development at a lesser cost.
The PUD will have a private street that will be maintained by the
homeowners association.
I. Enhanced incorporation of recreational, public and open space components in
the development which may be made more useable and be more suitably
located than would otherwise be provided under conventional development
procedures. The PUD district also encourages the developer to convey property
to the public, over and above required dedications, by allowing a portion of the
density to be transferred to other parts of the site.
The PUD dedicates 2.14 acres to the City to incorporate park area, open space,
and trails.
J. Preserves and enhances desirable site characteristics and open space, and
protection of sensitive environmental features including, but not limited to, steep
slopes, wetlands, and trees. Where applicable, the PUD should also encourage
historic preservation, re-use and redevelopment of existing buildings.
The PUD will be restoring a prairie savannah on the east side of the development.
K. High quality of design compatible with surrounding land uses, including both
existing and planned.
The proposed PUD is compatible in respect to product type of the single family
homes to the north and south and in respect to the density of the twin home
development to the west.
5. Final plans for the Stonebriar Planned Unit Development are subject to the following
conditions:
1) The developer must obtain the required permits from any other state or local
agency prior to any work on the site.
2) The developer must revise the landscaping plan to provide two front yard trees
per interior lot and four front yard trees per corner lot.
3) Revise the plans to address all of the Engineering comments in the
memorandum from Assistant City Engineer Larry Poppler dated October 27,
2006.
4) The developer must submit a Letter of Credit in an amount equal to 125% of the
cost of the required replacement trees.
This ordinance shall become effective from and after its passage and publication.
Passed by the City Council of the City of Prior Lake this 2nd day of January, 2007.
ATTEST:
City Manager
Mayor
Published in the Prior Lake American on the
day of January, 2007.
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Page 3
16200 Eagle Creek Avenue S.E.
Prior Lake, MN 55372-1714
RESOLUTION 07 -xx
A RESOLUTION APPROVING THE PRELIMINARY PLAT OF "STONEBRIAR" SUBJECT TO THE
CONDITIONS OUTLINED HEREIN.
Motion By:
Second By:
WHEREAS, The Prior Lake Planning Commission conducted a public hearing on November 27,
2006 and December 11, 2006, to consider an application from Ryland Homes for the
preliminary plat of Stonebriar; and
WHEREAS, Notice of the public hearing on said preliminary plat has been duly published and
posted in accordance with the applicable Minnesota Statutes and Prior Lake
Ordinances; and
WHEREAS, All persons interested in this issue were afforded the opportunity to present their views
and objections related to the preliminary plat of "Stonebriar" for the record at the public
hearing conducted by the Planning Commission; and
WHEREAS, The Planning Commission and City Council have reviewed the preliminary plat
according to the applicable provisions of the Prior Lake Zoning and Subdivision
Ordinances and found said preliminary plat to be consistent with the provisions of said
ordinances; and
WHEREAS, The Prior Lake City Council considered an application for preliminary plat approval of
Stonebriar on January 2, 2007; and
WHEREAS, The City Council has the authority to impose reasonable conditions on a preliminary
plat.
NOW THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF PRIOR LAKE,
MINNESOTA as follows:
1. The recitals set forth above are incorporated herein.
2. The preliminary plat of "Stonebriar" is approved subject to the following conditions:
a) The developer must obtain the required permits from any other state or local agency prior to
any work on the site.
b) The developer must revise the landscaping plan to provide two front yard trees per interior lot
and four front yard trees per corner lot.
c) Revise the plans to address all of the Engineering comments in the memorandum from
Assistant City Engineer Larry Poppler dated October 27,2006.
d) The developer must submit a Letter of Credit in an amount equal to 125% of the cost of the
required replacement trees.
www.cityofpriorlake.com
Phone 952.447.4230 / Fax 952.447.4245
PASSED AND ADOPTED THIS 2nd DAY OF JANUARY, 2007.
YES
NO
Haugen
Erickson
LeMair
Millar
Vacant
Haugen
Erickson
LeMair
Millar
Vacant
Frank Boyles, City Manager
L:\06 FILES\06 SUBDIVISIONS\PRELlM PLAT\Stonebriar\Stonebriar plaUesolution.DOC
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PREPARED BY PIONEER ENGINEERING. PA_.
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REGISTERED PROFESSIONAL LAND SURV[YOR
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REG NO
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LOT AREA
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NET AREA
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10:5171
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TOTAL PRo.A::CT IMPERWJUS ( m:.) - 27.4Ui
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GROSS NlEA:. ~lo.0178 ACRES
NET AREA: :tlo.0178 ACRES
GROSS Df:NSITY: 3.11 UNIlS/ACRE
NET Df:NSITY: 3.11 UNlS/ACRE
TOTN. UNITS: 32
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ACRES ACRES
0.1781 0.7057
0.2.337
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0.3278
0.llll85
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0.5413
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EXCESS PARI< DEDlCA110H - 0.278D AaIES (127.0)
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PROOF OF PARKING
RECUlRm PARKING
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PRClWV'n PARKINI':
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t..-..... ,"""'" , PARKING (ONE SIDE OF SlREET) - -48
TOTAl. PARKING SPACES - 178
GROUND FLOOR AREA RAllO
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MONUMENT PLANTINGS TO BE EDGED IN BLACK VYNIL EDGER
IlIONUMENT PLANTINGS TO BE lr.tULCHED WITH RIVER ROCK TO A OEPlH Of ,3"
6t.tM BLACK POLY SHEETING TO BE usm BENEA1I-l RIVER ROCK
ARBOR PLANTINGS TO BE EDGED W1lH BLACK \ANn EDGER
ARBOR PLANTINGS TO BE MULCHED Ve1lH SHREDDED HARDWOOD TO A DEPTH OF ,3-
ARBOR PLANTING BEDS TO BE AWENDED WITH CONPOST /BLACK DIRT TO A DEPTH OF' 6-
NO 'ltf:ED BARRIER TO BE USED IN ARBOR PLANTING BEDS
PRE-EMERGENT HERBICIDE TO BE USED IN BOTH BEDS AT TIME OF PLANTING
f'(ty COMMON NAME/SCIENTIFIC NAME :, ZE 1
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STONEBRIAR
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V71.5I FEET (HGVO 1929)
CATCH BASIN
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EXlsn~G STORM SE'IoE:.R
PROPOSED STORlIt SEWER
fUnJRE STORhl SEVIER
PHASE UNE
EASEhlENT UNE
EXlSTlNG 2" CONTOUR UNE
EXlSTlI'OG 10' CONTOUR UNE
PROPOSED 2' CONTOUR UNE
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POND OURET UNE
POND HIGH WATER UNE
PROPOSED SPOT ELEVATION
El.IERGENCY O'vt:RFLOW
DEliNEATED WEnAND UNE
fUll. flOODPLAIN BOUNll.\RY
STANDARD EROSION CONTROl
f1EAVY-DUTY EROSION CONTROL
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_...... ~ nm3Mnorm The products a1td specificaJiollS mentioned are subject to chaltge. Plans and draWings are Jor illttSZraJion purpose only QIId are not part of a legal con/roct.
Alljfoorplcms. alenor remlerings and dimellsiollsale approximaJe. nol drow" to scale aJIll are .'iubject to change. FJoorpkms. exteriors and slandan/jrolufeS may ffiry
per community and per elt'~'ation and options Sl!1~cIM: pl~ase see your soles professionnlfor specific details. Ryland Homes re SUl\5lhc righJ 10 modify all plans and
spccijimlio1lswilhol' "orire or obligalion. CopyrigJu. The ~/(J."d Group. IlIc. 1999
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11 'tiE CALDWELL
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T}~ products and specifications menlio",d lV't subject 10 change. Plans and drowilfgs are for iIll1stmJion purpo.<it! only and art' not part of a legal cmflrnct.
Allfloorplall5. exfaior renderings and dim~/lSiO'1S are approximate. not drall'n to scale llJld art subject 10 change. Ploorpfans. e.t~riors mid $Iandanf features may vary
per community alld per elevation (lnd options selected: please ~e your sales professional for specific de/ails. Ryland Homes re se rvestN riglll to modify (JI plans and
specificaJi0l6 wilhmll notice or obliglllion. Copyrighl, The Ryland Group. /lIe. 1999
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ELEVATION F
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Tilt products and specifications mentioned an! subject to cMnge. Plans mid drawings are for ilJustmJion purpose only and are nor part of a legal con/roel.
All jloorplans, l'xterior TY:ndf'ri~8s and dimensions an! approximaJe. nol drawn 10 sea.it and are su~ji!Cl to c!lange. Floorplans. exteriors wid standard jf!atures may vary ~D (i)
per community and per elet'alion and OptiONS selected: please see }'ollr sales professllmal jtJr spec ific details. Ryland Homes" s e IWsd~ righJ 10 modify all plam a m ~ -.....
,~p"CificatiOftt widlOUl nO/la Of obligation. Copyrighl. The lo/Iand Group, Inc. /999 MNflu,WrnLi:.....t:tt.',\+H
Re",,.,J 01/25/05
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THE PENNINGTON
At Stonebriar
ELEVATION E
ELEVATION G
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Plans, prices, specifications subject to change without notice. See Sales Counselor for details.
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A/J jloorplans. e:aerior rtnderings and dimensions art approximate, not drown to scale and art subject to chaffge. Floorplans. exleriors mid slandanJ lea/llfts may vary
pu community and pu e/~valioll and oplioltS ~kcted: please su your sales profrssiona1for speciftc details. Ryland Homes Itservts 1M righJ 10 TOOdify all plam mkf
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At Stonebriar
ELEVATION H
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TM products and sperijicalions mentioned art subject to Chtulgt. Plans and drawings art for illustration purpose only and ((It nol pari 0/ a legal conlrat.'t.
AlI.fiocrp/cllu. txltr;or I'Pndm'ngsand dimensions are appro:Clmatt!, not drawn to scale and art sub fret 10 change. FloorpJans, exteriors and ~ndard fealtlrtS may vary
per community mid per ,lemtion and options ~kc:tM.' please ."Il!!e your sa.l~<; profr.sstonalfor sp~ific details. ~land Homt's ft! st rws IIw rlgltllo modify all pla.m a ,rf
SfJ'cificwio"S wflholi "Qll(..~ or obligation. Copyrfght. The RyllJlUf Group, Inc. 1999
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At Stonebriar
E LEV A T ION F - STONE OPT/ON SHOWN
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Hans, prices, specifications subject to change without noti::e. See Sales Coun~lor for details.
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_ _ All Jloorplans. ("xltnor ri"lukn'ngs and dimensions (JI't IJpproximalt. lie)' drawn Itl scoit mul art ~tbfrCllo ('!If.U1$f:. F!ootplcms, ~.tlniors a/l~' slandLITrf !~trII?S may MI'V ~,~ (i)
rvi.~nd.(~;ln p'rcolHnmnily and per f"l8vaJlonand options.<otkCIt!d: ple(JSit stt your salp.spl'Oft!jS'OIlIJ/for s~.1fit: dt'lails. RyIaJId HoJJk's ~.tel'lf5"tJlI! nghllO modify all plom am ,.... ~
,s{JfJCifir.arions wilhorJ notiM or obligation. Copyright. Thf Hj/and Group, fIle. 1999 M.N ~\ti'.ie"L;"'r,.,t::m1!~!
R,..u..J 12107/04
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rtIE SUMMIT
At Stonebriar
ELEVATION E - STONE OPTION SHOWN
ELEVATION A
ELEVATION F - BRICK
OPTION SHOWN
rvland.com
,
Plans, prices, spc:cifulI.tions subject to change without notice. See Sales Counsdor for details.
RYlAND Gl
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All floorplans, eXlerior rr"deru'gs and dimensions are approximate. llO( druMI w scale and are .fllbjecl to clwnge. Floorplan,f. exteriors and stundardfeatufes may 'lory
per commulliry and ~r ele\'unm, a,rd l'l'tiems .fldecled: please see YOllr sales professional for SfW(:ifi.c details. Ryland Homes reserves ,/,e right 10 modify all planf OItd
specijicatitJ1If witllOlI rwtia or obligat;cm. Copyright, 171t! It/and Gmup. file. 1999
RvLl\ND G:r
l-'ifHil;1 lSIIolWIll
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Reo.ised IJJ/OS/OS