Development Booklet

City of Chandler — Regular Meeting (2021-08-26)

Extracted text (via pymupdf) 40069 characters

Old Stone Ranch Phase 4

June 2021

Old Stone Ranch Phase 4

TABLE OF CONTENTS

I.
INTRODUCTION ............................................................................................................ 1
II.
SURROUNDING AREA AND EXISTING ZONING ......................................................... 1
III.
AREA PLANS ................................................................................................................. 1
IV.
PROPOSED PAD AND PDP .......................................................................................... 4
A.
DEVELOPMENT STANDARDS ...................................................................................... 5
B.
HOUSING PRODUCT .................................................................................................. 6
C.
LANDSCAPING AND OPEN SPACES ............................................................................. 7
D.
ENTRY MONUMENTATION AND THEME WALLS ............................................................. 8
E.
PARKING PROVISIONS ............................................................................................... 8
F.
CIRCULATION ............................................................................................................ 8
G. PHASING .................................................................................................................. 9
V.
MISCELLANEOUS ......................................................................................................... 9
A.
GRADING AND DRAINAGE .......................................................................................... 9
B.
UTILITIES .................................................................................................................. 9
C.
HOME OWNERS ASSOCIATION ................................................................................... 9
VI.
PRELIMINARY PLAT ..................................................................................................... 9
VII.
PROJECT TEAM ...........................................................................................................10
VIII.
CONCLUSION ..............................................................................................................11

Exhibits

Exhibit 1:
Aerial Vicinity Map
Exhibit 2:
Old Stone Ranch Density Exhibit and Calculations
Exhibit 3:
Site Plan
Exhibit 4:
Landscape Site Plan
Exhibit 5:
Planting Plan
Exhibit 6:
Amenity Plans and Elevations
Exhibit 7:
Wall Plan, Entry Monument and Community Signage
Exhibit 8:
Floor Plans and Elevations
Exhibit 9:
Lot Fit Exhibit
Exhibit 10:
Enhanced Elevation Exhibit
Exhibit 11:
Guest Parking and Trash Exhibit
Exhibit 12:
Preliminary Plat
Exhibit 13:
Preliminary Grading Plan

Old Stone Ranch Phase 4
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Old Stone Ranch Phase 4
I.
INTRODUCTION
New Village Homes is excited to bring Old Stone Ranch Phase 4, a proposed single-
family residential development, to the City of Chandler. Located west of the northwest
corner of Lindsay Road and Chandler Heights Road in Chandler, Old Stone Ranch
Phase 4 brings a unique housing product that will be a great addition to the surrounding
area. The Project site is currently a farm field with a gross area of 9.25 acres (8.04 net
acres). The Site will be developed as 44 single-family lots with a density of 5.47 du/net
acre. When including the Project in the Old Stone Ranch development, the combined
density is 2.69 du/net arce. This request is to rezone the property from AG-1 to Planned
Area Development Residential, modify the Brooks Ranch Area Plan from Rural
Residential (RR) to Single-Family Medium Density Residential (SFMR) 0 to 6 du/acre
and to approve the proposed Preliminary Development Plan (PDP) and preliminary plat
for the subject parcel. The proposed single-family use provides for a development that is
complementary to the adjacent neighborhoods.

II.
SURROUNDING AREA AND EXISTING ZONING
The Site is bounded by Avian Meadows to the north, Old Stone Ranch Phase 3 to the
west, Chandler Park Senior Villas to the east, and Chandler Heights Road to the south.
See Exhibit 1: Aerial Vicinity Map.

The site is adjacent to the Old Stone Ranch master-planned community and desires to
become a part of the master-planned community. To the west of the Project is Old Stone
Ranch Phase 3, which is zoned PAD for Single-Family with minimum lot sizes of 7,320
square feet. To the south, across Chandler Heights Road are Andorra at Valencia 2 and
Barcelona at Valencia 2, which are both zoned PAD for Single-Family and have
minimum lot sizes around 9,000 square feet. To the east is Chandler Park Senior Villas,
which is zoned PAD and is a Senior Living facility. To the north is Avian Meadows, which
is zoned PAD for Single-Family with minimum lot sizes of 7,200 square feet

III.
AREA PLANS
The site is designated on the City of Chandler’s General Plan as Neighborhood. The
proposed use is compatible with the Neighborhood designation as the predominant land
use in this category is residential. The proposed development falls into the Medium-
density residential category of the General Plan. The General Plan states that medium-
density residential is appropriate along arterial roads. The project lies just west of the
intersection of two arterial roadways and has frontage on Chandler Heights Road.

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Old Stone Ranch Phase 4
The project site is also located within the Brooks Ranch Area Plan and designated for
Rural Residential, likely due to the site’s historic agricultural use. The Brooks Ranch
Area Plan was adopted in 1999 in association with an annexation of approximately 640
acres into the City of Chandler. At the time, as shown below, the community and
surrounding areas only contained agricultural uses and a few single-family homes on
large lots.

Brooks Ranch – 1999

Today, this community is drastically different and land use objectives have shifted
dramatically to respond to a growing population.

Chandler Heights Road
SITE
Chandler Heights Road
SITE

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Old Stone Ranch Phase 4
As such, we respectfully request an Area Plan Amendment to Single-Family Medium
Density Residential (SFMR) 0 to 6 du/acre. This area’s rapidly growing population
supports the proposed single-family development where rural residential lots are no
longer appropriate. Since the area plan was adopted, a number of properties have been
developed in ways that differ from the original vision of the area plan in response to
shifting needs of the community. For example, the approximate 4.5 acres at the
northwest corner of Lindsay Road and Chandler Heights Road was recently developed
as an assisted living facility where the area plan previously anticipated rural residential.
This proposal presents an appropriate land use along a minor arterial and provides a
transition from the adjacent assisted living facility to the single-family residences to the
west.

The primary goal of the area plan was to ensure that development of the quarter-section
occurred in a coordinated and identifiable pattern. This proposal is sensitive to the
surrounding land uses and will enhance the White Place entry, thereby reinforcing the
identity of Old Stone Ranch.

The Project is also within the Southeast Chandler Area Plan. The Southeast Chandler
Area Plan (SECAP) designates the property as Traditional Suburban Character. While
the density of Old Stone Ranch Phase 4 at 5.47 du/net acre exceeds the density cap of
3.5 du/net acre as set in the SECAP, other individual parcels within the SECAP have a
density over the 3.5 du/acre cap. Parcel 3 of Sun Groves has a net density of 5.94
du/acre. This parcel is a part of the Sun Grove master-planned community. As such, the
density of the individual parcels is blended with the other Sun Groves parcels, creating a
community with a density that is appropriate for the Southeast Chandler Area Plan. In a
similar fashion, the Old Stone Ranch community currently has a net density of 2.5 du/ac.
When Old Stone Ranch Phase 4 is added to the density calculations, the density
increases to 2.69 du/net acre. The proposed density of the entire Old Stone Ranch
development is still well below the maximum density allowed in the SECAP of 3.5
du/acre. Additionally, Old Stone Ranch currently has a net open space of over 20% and
the open space of Old Stone Ranch Phase 4 is 21.36%. See Exhibit 2: Old Stone
Ranch Density Exhibit and Calculations.

The Project is of a similar but varied density to the surrounding area, creating a
community that differentiates itself while blending into the surroundings. Additionally,
landscape buffers are provided on all the proposed development’s boundaries to limit
the impact on the existing surrounding developments. Due to the parcel’s size and
surrounding uses, the proposed subdivision is an appropriate use of the land.

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Old Stone Ranch Phase 4
IV.
PROPOSED PAD AND PDP
This proposed PAD request is to change the zoning to allow a single-family residential
neighborhood that will be a great addition to the community. The proposed layout for this
site will provide a well thought out community that incorporates community open spaces,
pedestrian connectivity, recreational amenities, and a visual cohesiveness of landscape
and architectural elements that create a high-quality residential neighborhood.

Primary access to the site will be from White Place, where residents will pass by split rail
fences, lush landscaping, and a Spanish Mediterranean themed entry. A centrally
located open space area will feature amenities that allow for residents to play, gather,
and socialize. See Exhibit 5: Planting Plan.

Old Stone Ranch is proposed to be developed with 44 lots on 8.04 net acres, resulting in
a density of 5.47 du/acre. The project will have forty-four lots with a minimum lot size of
55’ x 81’. All homes in the community will be single-story. The project has 1.72 acres of
open space, comprising 21.36% of the net project area. The project will have private
internal streets and will not be gated. See Exhibit 3: Site Plan. The entrance to the
community will feature a large date palms, concrete pavers, split rail fences and
decorative entry monuments that will provide residents and visitors with a sense of
arrival into the community. See Exhibit 4: Landscape Site Plan.

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Old Stone Ranch Phase 4
A.
DEVELOPMENT STANDARDS

This project has been planned with the following residential lot development standards,
the details of which are discussed below.

Regulation
Development Standard
Front Yard Setback
20 ft. to the garage door of a forward-
facing garage
4 ft. to a livable area component
Rear Yard Setback
5 ft.
10 ft for Lots 1-12
Side Yard Setback
1 ft./4 ft.
Minimum Lot Width
55 ft.
Minimum Lot Depth
81 ft.
Minimum Lot Area
4,400 sq. ft.
Maximum Lot Coverage *
70%
Maximum Building Height
22 ft

*Casitas, ramadas, and accessory structures are included in lot coverage calculations.

Front Yard: The minimum front yard setback for a forward-facing garage is 20 feet
measured from the property line to the face of the garage door and 4 feet measured
from the property line to the nearest livable area component, which may include, but is
not limited to, bonus room, porch, or other livable space.

Rear Yard: All homes will be setback a minimum of 5 feet from the rear property line.
Lots 1-12 will be setback a minimum of 10 feet from the rear property line. Setbacks are
measured to the living area of the home. The private, livable open space for each home
is focused on the side. Homes that back up to Chandler Heights will have enhanced rear
elevations. These enhanced elevations will have architectural feature such as enhanced
windows, eaves and other architectural features that will be allowed to project up to 2’
into the rear setback along the entire length of the home. See Exhibit 10: Enhanced
Elevation Exhibit.

Side Yard: There will be a 0’ and 4’ side yard setback provided for each home and
buildings will have a minimum separation of 5’. The space between homes will function
as a private outdoor space for residents. While the minimum building separation is 5’,
the majority of the side yard will be wider and the home will provide a large glass sliding
doors to allow residents to live out the side yard. See Exhibit 9: Lot Fit Exhibit.

Height Restrictions: The housing product will feature three single-story floor plans and
will not have any two-story homes. The maximum building height will be 22' for the
single-story homes.

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Old Stone Ranch Phase 4
B.
HOUSING PRODUCT

New Village Homes has taken great care and pride in designing and providing attractive,
livable and affordable homes for their customers. This is a unique product meets the
needs of the area. Each home will have at least a 2-car garage and a driveway with a
minimum depth of 20’. The architectural theme of the community will be Spanish. Like a
Spanish village, the homes will have similar exterior colors and a nice sand stucco finish.
Unique details such as brick, wrought iron, ceramic tile and shutters along with special
color zones on front doors, shutters and garage doors will give each home its own
identity. The different elevations will also vary the roof massing where possible. See
Exhibit 8: Floor Plans and Elevations.

The homes have been designed to live out the side yard and the space between homes
will function as private outdoor space for the residents. The ground level floor plan
includes a large sliding glass door(s) that provides full access to the private side yard
outdoor area. The side yard area will be finished with low maintenance materials such
as concrete pavers, artificial turf and decomposed granite. Windows on the adjacent
home will be minimized to clerestory windows. This will provide maximum privacy in the
side yard area for each homeowner. A use and benefit easement in the Covenants,
Conditions and Restrictions allows each homeowner full maintenance access to all four
sides of their home. The small area at the rear of the lot will be used for air conditioning
equipment and storage of trash receptacles.

The homes will be built on lots that are 55’ x 81’. This product will feature three one-story
floor plans. There are three distinct elevational styles and color pallets for each floor
plan. The architectural styles will tie into the overall Spanish theme of the community but
will use different metals, shutters, pop outs, rooflines, window treatments, accent
materials, and colors to create diversity and interest within the subdivision.

Old Stone Ranch Phase 4
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Old Stone Ranch Phase 4
C.
LANDSCAPING AND OPEN SPACES

Old Stone Ranch Phase 4 has been designed to provide for a diverse, well-planned
community that incorporates a centrally located community open space, recreational
amenities and visually cohesive landscape and architectural elements. The theme for
the development is Spanish Mediterranean that matches the architectural theme of the
community. However, the community incorporates theming elements of the adjacent Old
Stone Ranch subdivision by featuring a stone clad monument at the entry from Chandler
Heights, displaying the Old Stone Ranch subdivision name. Additionally, a split rail fence
will be used throughout the subdivision to match the frontage of Old Stone Ranch. The
subdivision utilizes shade tree along the western and eastern boundary to provide a
buffer from the existing developments. The plant palette for the proposed development
will conform to the requirements set forth by the City of Chandler design guidelines.

The landscape at Old Stone Ranch Phase 4 is designed to create many usable
amenities for the community. These include various amenities and an attractive
destination for the residents. A centrally located park area is provided in the community
allowing easy access for residents. The primary open space will be designed to allow a
variety of activities. A community pool with a lounging area, picnic area and ramada will
be the main focal point of the community. Adjacent to the pool, there will be a depressed
turf area with picnic tables and shade trees. The pool area will provide lookout views into
the turf area. The turf area will have three points of access – one ADA ramp, a staircase
from the street and a double set of stairs. Additionally, the community will feature a large
sunken dog park at the north end of the community. The dog park will have ADA and
stair access to the bottom and will feature a large turf area, benches, and shade trees. A
mailbox, trellis structure and park bench are located at the west end of the community,
south of the main amenity. This allows for easy access as residents return to their
homes. Other smaller passive open space areas with shade trees are located
throughout the community. The amenities of the project will create a pedestrian friendly
community, providing continuous connectivity between the residential and amenity
areas. See Exhibit 6: Amenity Plans & Elevations

Along Chandler Heights, there will be a landscape buffer. The landscape buffer is a
minimum 40.5’ from back of curb to lot line but is an average 45’. Trees and shrubs will
be used to beautify the street scene and act as a buffer along Chandler Heights Road.
As previously mentioned, the west and east boundaries of the site will also provide a
landscape buffer. This perimeter landscape buffer on the west and east side of the
development will feature shade trees. Additionally, trees will be planted in the back yards
of the lots on the north side to provide a landscape buffer. Understory plantings on the
visible open space will include shrubs and groundcovers that will provide an array of
texture and color. The planting inside and outside the community will be green and
colorful. See Exhibit 5: Planting Plan.

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Old Stone Ranch Phase 4
D.
ENTRY MONUMENTATION AND THEME WALLS

In order to create a strong sense of community, the theme and fences of Old Stone
Ranch Phase 4 will aesthetically compliment the architectural styles of the development
as well as blend into the Old Stone Community. The Community Corner Monument will
feature a large monument wrapped in stone with stucco walls and the “Old Stone Ranch”
name prominently displayed with split rail fences adjacent to the monument. The
monument will be located at the corner of Chandler Heights Road and White Place.

The main entry to Old Stone Ranch Phase 4 will be off of White Place and will feature a
separate Spanish themed entry monument that brings in elements from the corner
monument. The entry will have a community sign at the north end of White Place that
prominently displays the name of the community and features date palm trees, raised
planter beds and decorative tile accents. To the east, an entry street made of pavers and
an entry monument adorned with decorative tiles, exposed beams, clay tile roofs,
decorative steel, sconce lights, and a pedestrian entry portal will welcome residents.
Additionally, a split rail fence with stone columns will tie in the theming of the corner
monument. Because the entryway establishes the initial impression of the community,
emphasis was placed on the design of the monument to provide an appealing visual
impact. See Exhibit 7: Wall Plan, Entry Monument and Community Signage

E.
PARKING PROVISIONS

Special attention has been exhibited in both the site layout and product design to provide
adequate resident and guest parking. Each unit will have at least a two-car garage along
with a 20’ driveway, allowing for storage of two vehicle within the garage and two
vehicles on the unit driveway for a total of four private parking spaces per unit.

In addition to the minimum of four private parking spots on each lot, the streets allow for
parking on one side of the street. There will also be three parallel parking spots at the
east side of the site and two pull-in parking spaces for the mailbox. Including the
driveway, street, and garage spaces, parking will be provided at a ratio of over 4.85
spaces per unit. See Exhibit 11: Guest Parking and Trash Exhibit.

F.
CIRCULATION

The project location provides future residents with easy access to many of the Valley’s
major freeways. The site is located on Chandler Heights, a major arterial in the
southeast Valley. From Chandler Heights, residents will be able to head north to access
the Loop 202 202 San Tan Freeway or west to access the I-10 Freeway. The subdivision
will have a single point of access at White Place. From White Place, residents will have
full-access movement onto Chandler Heights. An emergency access only will be
provided onto the community to the east. The subdivision’s streets are private and have
been designed to calm vehicular traffic and encourage pedestrian activity. The private

Old Stone Ranch Phase 4
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Old Stone Ranch Phase 4
streets are 37’ wide that include a 29’ wide street that allows for parking on one side as
well as 4’ sidewalks on both sides of the street.

G.
PHASING

This project will be developed in two phases. A model phase will be constructed to allow
for the opening of the model homes before the rest of the subdivision is completed. The
phasing will meet the City’s requirements for looped utilities and fire access. Deviations
from the approved phasing can be approved administratively by staff.

V.
MISCELLANEOUS
A.
GRADING AND DRAINAGE

The project site is currently used for agriculture.

As shown on the Federal Emergency Management Agency (FEMA) Flood Insurance
Rate Map (FIRM), map number 04013C3110M, with a current effective date of
November 4, 2015, the site falls within Flood Zone X. Zone X is defined as:
0.2% Annual Chance Flood Hazard, Areas of 1% annual chance flood with
average depth less than one foot or with drainage areas of less than one square
mile.

Retention basins will be constructed to hold the 100-year, 2-hour storm and to provide
for active use recreational areas for residents. See Exhibit 13: Preliminary Grading
Plan.

B.
UTILITIES

Water & Sewer: Provided by the City of Chandler
Electricity: Provided by SRP
Gas: Provided by Southwest Gas
Communications: Provided by Century Link / Cox Communications

C.
HOME OWNERS ASSOCIATION

Old Stone Ranch Phase 4’s HOA will maintain all landscape tracts within the community
as well as residents’ front yard landscaping. Theme and perimeter walls, signage,
monumentation, recreational amenities, and open space areas, including retention areas
will be the responsibility of the HOA to maintain. The individual homeowners will be
responsible for the maintenance of the internal lot-line walls. The HOA will be
responsible for the maintenance of the private streets.

VI.
PRELIMINARY PLAT
The proposed Preliminary Plat is attached. See Exhibit 12: Preliminary Plat

Old Stone Ranch Phase 4
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Old Stone Ranch Phase 4
VII.
PROJECT TEAM
Owner/Builder:
New Village Homes

Attn: Reed Porter

890 W. Elliot Road, Suite 104

Gilbert, AZ 85233

Phone: 602-692-5369

Engineer:
Bowman Consulting Group, Ltd.

Attn: Nathan Larson

2420 S. Power Road, Suite 106

Mesa, AZ 85206

Phone: 480-629-8830

Landscape Architect:
Greey Pickett

Attn: Russ Greey

7144 E. Stetson Drive, Suite 205

Scottsdale, AZ 85251

Phone: 480-609-0009

Architect:
Elbracht+Company LLC

Attn: JT Elbracht

20927 W. Main Street

Buckeye, AZ 85396

Phone: 480-695-3384

Old Stone Ranch Phase 4
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Old Stone Ranch Phase 4
VIII.
CONCLUSION
New Village Homes’ proposed PAD Amendment, Preliminary Development Plan, and
Preliminary Plat collectively allow for the development of a unique and innovative single-family
product. The proposed development creates a distinct residential community that adds to the
character and quality of the surrounding area. The product will provide prospective residents a
well-designed, upscale, relatively low maintenance new housing choice versus similarly priced
new homes in the area. The proposed PAD/PDP for Subdivision Layout and Housing Product,
and Preliminary Plat are consistent with the City’s General Plan and is complementary and
compatible with the surrounding area. Old Stone Ranch Phase 4 is a subdivision that will
provide an attractive presence in the area, providing additional, diverse housing choices. We
respectfully request the approval of the PAD Amendment, PDP, and Preliminary Plat.

EXHIBIT 1
AERIAL VICINITY MAP

CHANDLER HEIGHTS ROAD
LINDSAY ROAD
AVIAN MEADOWS
OLD STONE RANCH
PHASE 3
ANDORRA AT VALENCIA 2
BARCELONA AT
VALENCIA 2
CHANDLER PARK
SENIOR VILLAS
1295 West Washington Ste 108
Tempe, Arizona 85281
Phone: (480) 629-8830
www.bowmanconsulting.com
AERIAL EXHIBIT
CHANDLER, ARIZONA
OLD STONE RANCH PHAS
050899
05/07/2021
1"=150'
JCB
1
1

EXHIBIT 2
OLD STONE RANCH DENSITY EXHIBIT AND
CALCULATIONS

Development
Maricopa County
Recording Number
Number of
Lots
Net Acreage
Density
(du/net ac)
Acreage of
Open
Space**
Percent
Open
Space
Old Stone Ranch Phase 1
Book 754, Page 20
228
95.85
2.38
26.48
27.63%
Old Stone Ranch Phase 2
Book 556, Page 34
181
84.25
2.15
28.33
33.63%
Old Stone Ranch Phase 3
Book 725, Page 48
176
53.90
3.27
8.43
15.63%
Total
585
234.00
2.50
63.24
27.03%
*Net Acreage does not include the Right-of-Way for the Arterial Roads (Chandler Heights, Lindsay Road, Ocotillo
Road) or the Collector Roads (Mustang Drive, Brooks Farm Road, 140th Street). Per Chandler's typical calculations,
local roadway R/W is included in the net acreage.
**Acreage of Open Space based on the tracts use table of the final plats.
Existing Old Stone Ranch PAD Density

Development
Maricopa County
Recording Number
Number of
Lots
Net Acreage
Density
(du/net ac)
Acreage of
Open
Space**
Percent
Open
Space
Old Stone Ranch Phase 1
Book 754, Page 20
228
95.85
2.38
26.48
27.63%
Old Stone Ranch Phase 2
Book 556, Page 34
181
84.25
2.15
28.33
33.63%
Old Stone Ranch Phase 3
Book 725, Page 48
176
53.90
3.27
8.43
15.63%
Old Stone Ranch Phase 4
N/A
44
8.04
5.47
1.72
21.36%
Total
629
234.00
2.69
64.96
27.76%
*Net Acreage does not include the Right-of-Way for the Arterial Roads (Chandler Heights, Lindsay Road, Ocotillo
Road) or the Collector Roads (Mustang Drive, Brooks Farm Road, 140th Street). Per Chandler's typical calculations,
local roadway R/W is included in the net acreage.
**Acreage of Open Space based on the tracts use table of the final plats.
Proposed Old Stone Ranch PAD Density

OCOTILLO ROAD
LINDSAY ROAD
PHASE I
PHASE II
PHASE III
PHASE IV
PHASE II
CHANDLER HEIGHTS ROAD
3.27
du/net ac
5.47
du/net ac
2.38
du/net ac
2.15du/net
ac
Phone: (480) 629-8830
www.bowmanconsulting.com
1295 West Washington Ste 108
Tempe, Arizona 85281
OLD STONE RANCH
CHANDLER, AZ
DENSITY EXHIBIT
050899
5/7/21
N.T.S.
JCB
1
1

EXHIBIT 3
SITE PLAN

EXHIBIT 4
LANDSCAPE SITE PLAN

EXHIBIT 5
PLANTING PLAN

EXHIBIT 6
AMENITY PLANS AND ELEVATIONS

EXHIBIT 7
WALL PLAN, ENTRY MONUMENT AND
COMMUNITY SIGNAGE

EXHIBIT 8
FLOOR PLANS AND ELEVATIONS

1 2 3
PLAN 201
ELEVATION A
front elevation
rear elevation
right elevation
left elevation
left elevation
at edge condition
SCALE: 3/32" = 1'-0"
FOAM POPOUT
FOAM FASCIA
HALF ROUND CLAY TILE VENT
FIRE RATED EAVE- THIS SIDE
LOUVERED SHUTTERS
'S' SHAPED ROOF TILE
LOUVERED SHUTTERS
AT RECESSED WINDOW
FOAM FASCIA
FOAM POPOUT
FOAM POPOUT
HALF ROUND CLAY TILE VENT
FOAM POPOUT
WROUGHT IRON
OVER RECESS

GREAT ROOM
WIC
MASTER BEDROOM
18' X 15'
DINING ROOM
laundry
powder
pantry
kitchen
11' x 12'4"
bedroom 2
11' x 12'4"
BATH 2
MASTER BATH
17' X 15'
17' X 14'
11'2" X 21'2"
FOYER
COVERED
ENTRY
OPT. DOOR
OPT. TUB
GARAGE
20' X 20'4"
OPT. TUB
laundry
powder
pantry
PLAN 201
ELEVATION A
OPT. MULTI-
SCALE: 1/8" = 1'-0"
SLIDE DOOR
DATE CREATED: 1/2/19
OPT. ENLARGED SHOWER
AT MASTER BATH
PARTIAL FLOOR PLAN
AT EDGE CONDITION

1 2 3
PLAN 201
ELEVATION B
front elevation
rear elevation
right elevation
left elevation
left elevation
at edge condition
SCALE: 3/32" = 1'-0"
SHOWN WITH OPTIONAL 20'
MULTI SLIDE DOOR
FOAM FASCIA
SQUARE CLAY
TILE VENT
FIRE RATED EAVE- THIS SIDE
PLANK SHUTTERS
'S' SHAPED ROOF TILE
BRICK VENEER
FOAM FASCIA
PLANK SHUTTERS AT RECESSED
WINDOW W/ BRICK SILL
FOAM POPOUT
CHIMNEY CAP
FOAM POPOUT
WOOD RAFTER TAILS

GREAT ROOM
17' X 15'
WIC
MASTER BEDROOM
-- x --
DINING ROOM
17' X 14'
laundry
kitchen
11'2" X 21'2"
bedroom 3
11' x 12'4"
bedroom 2
11' x 12'4"
18' X 15'
MASTER BATH
BATH 2
powder
pantry
garage
20' x 20'4"
FOYER
COVERED
ENTRY
OPT. TUB
laundry
powder
pantry
PLAN 201
ELEVATION B
OPT. MULTI-
SCALE: 1/8" = 1'-0"
SLIDE DOOR
DATE CREATED: 1/2/19
OPT. ENLARGED SHOWER
AT MASTER BATH
PARTIAL FLOOR PLAN
AT EDGE CONDITION

1 2 3
PLAN 201
ELEVATION D
front elevation
rear elevation
right elevation
left elevation
left elevation
at edge condition
SCALE: 3/32" = 1'-0"
FOAM POPOUT
FOAM FASCIA
DECORATIVE
TILE
FIRE RATED EAVE-
THIS SIDE
LOUVERED SHUTTERS
'S' SHAPED ROOF TILE
DECORATIVE TILES
RECESSED IN STUCCO
FOAM FASCIA
FOAM POPOUT
FOAM CORBEL
LOUVERED VENT

GREAT ROOM
WIC
MASTER BEDROOM
-- x --
DINING ROOM
laundry
kitchen
bedroom 3
11' x 12'4"
bedroom 2
11' x 12'4"
18' X 15'
MASTER BATH
17' X 15'
17' X 14'
11'2" X 21'2"
BATH 2
powder
pantry
garage
20' x 20'4"
FOYER
COVERED
ENTRY
OPT. TUB
laundry
powder
pantry
PLAN 201
ELEVATION D
OPT. MULTI-
SCALE: 1/8" = 1'-0"
SLIDE DOOR
DATE CREATED: 1/2/19
OPT. ENLARGED SHOWER
AT MASTER BATH
PARTIAL FLOOR PLAN
AT EDGE CONDITION

PLAN 201
roof layout
elevation a
SCALE: 3/32" = 1'-0"
elevation b
elevation d

1 2 3
PLAN 202
ELEVATION A
front elevation
rear elevation
right elevation
left elevation
left elevation
at edge condition
SCALE: 3/32" = 1'-0"
FOAM POPOUT
FOAM FASCIA
FIRE RATED EAVE- THIS SIDE
LOUVERED SHUTTERS
'S' SHAPED ROOF TILE
WROUGHT IRON OVER
RECESS
FOAM FASCIA
FOAM POPOUT
LOUVERED
SHUTTERS
FOAM POPOUT
WROUGHT IRON OVER RECESS
FOAM POPOUT
SHUTTERS AT
ENHANCED REAR

DINING ROOM
11'6"X15'2"
bedroom 2
11'8"X11'6"
BATH 2
bedroom 3
11'4" x 11'6"
WIC
kitchen
13'X16'4"
GREAT ROOM
16'X16'4"
DEN
11'X11'8"
MASTER BEDROOM
12'X17'
MASTER
BATH
pantry
laundry
WIC
LINEN
COAT
POWDER
2 CAR GARAGE
20'X20'6"
OPT. DOOR
OPT. SINK
OPT. CAB
OPT. DOORS
FOYER
COVERED
ENTRY
MASTER
BATH
WIC
DINING ROOM
11'6"X15'2"
SUPER
PLAN 202
ELEVATION A
OPT. MULTI-
SCALE: 1/8" = 1'-0"
SLIDE DOOR
DATE CREATED: 1/2/19
OPT. ENLARGED SHOWER
AT MASTER BATH
OPT. SUPER DINING ROOM
AT DINING & DEN
PARTIAL FLOOR PLAN
AT EDGE CONDITION
AT SUPER DINING

1 2 3
PLAN 202
ELEVATION B
front elevation
rear elevation
right elevation
left elevation
left elevation
at edge condition
SCALE: 3/32" = 1'-0"
FOAM POPOUT
FOAM FASCIA
FIRE RATED EAVE- THIS SIDE
PLANK SHUTTERS
'S' SHAPED ROOF TILE
WOOD CORBEL
FOAM FASCIA
FOAM POPOUT
RECESSED WINDOW
W/ BRICK SILL
FOAM POPOUT
WOOD POST
WOOD POST
BRICK VENEER
WOOD RAFTER
TAILS
SQUARE CLAY TILE VENT
SQUARE CLAY TILE VENT
SHUTTERS AT
ENHANCED REAR

DINING ROOM
11'6"X15'2"
bedroom 2
11'8"X11'6"
BATH 2
bedroom 3
11'4" x 11'6"
WIC
kitchen
13'X16'4"
GREAT ROOM
16'X16'4"
DEN
11'X11'8"
MASTER BEDROOM
12'X17'
MASTER
BATH
pantry
laundry
WIC
LINEN
COAT
POWDER
2 CAR GARAGE
20'X20'6"
PORCH
FOYER
MASTER
BATH
WIC
DINING ROOM
11'6"X15'2"
SUPER
PLAN 202
ELEVATION B
OPT. MULTI-
SCALE: 1/8" = 1'-0"
SLIDE DOOR
DATE CREATED: 1/2/19
OPT. ENLARGED SHOWER
AT MASTER BATH
OPT. SUPER DINING ROOM
AT DINING & DEN
PARTIAL FLOOR PLAN
AT EDGE CONDITION
AT SUPER DINING

1 2 3
PLAN 202
ELEVATION C
front elevation
rear elevation
right elevation
left elevation
left elevation
at edge condition
SCALE: 3/32" = 1'-0"
FOAM POPOUT
FOAM FASCIA
FIRE RATED EAVE- THIS SIDE
FOAM POPOUT
'S' SHAPED ROOF TILE
ROUND CLAY TILE VENT
FOAM FASCIA
RECESSED WINDOW
W/ PRECAST SILL
PRECAST SILL
CLAY TILE ROUND VENT
PRECAST SURROUND
CHIMNEY CAP
ROUND CLAY TILE VENT
CLAY TILE ROUND VENT
RECESSED WINDOW
W/ PRECAST SILL
SHUTTERS AT
ENHANCED REAR
SHOWN WITH OPTIONAL
20' MULTI SLIDE DOOR

DINING ROOM
11'6"X15'2"
bedroom 2
11'8"X11'6"
BATH 2
bedroom 3
11'4" x 11'6"
WIC
kitchen
13'X16'4"
GREAT ROOM
16'X16'4"
DEN
11'X11'8"
MASTER BEDROOM
12'X17'
MASTER
BATH
pantry
laundry
WIC
LINEN
COAT
POWDER
2 CAR GARAGE
20'X20'6"
FOYER
COVERED
ENTRY
WIC
MASTER
BATH
WIC
DINING ROOM
11'6"X15'2"
SUPER
PLAN 202
ELEVATION C
OPT. MULTI-
SCALE: 1/8" = 1'-0"
SLIDE DOOR
DATE CREATED: 1/2/19
OPT. ENLARGED SHOWER
AT MASTER BATH
OPT. SUPER DINING ROOM
AT DINING & DEN
PARTIAL FLOOR PLAN
AT EDGE CONDITION
AT SUPER DINING

PLAN 202
roof layout
elevation a
SCALE: 3/32" = 1'-0"
elevation b
elevation c

1 2 3
1 2 3
PLAN 203
ELEVATION A
front elevation
rear elevation
right elevation
left elevation
enhanced left elevation
at edge condition
SCALE: 3/32" = 1'-0"
FOAM POPOUT
FOAM FASCIA
FIRE RATED EAVE- THIS SIDE
'S' SHAPED ROOF TILE
FOAM POPOUT
FOAM FASCIA
FOAM POPOUT
LOUVERED
SHUTTERS
FOAM POPOUT
WROUGHT IRON OVER RECESS
FOAM POPOUT
front elevation
at bedroom suite option
LOUVERED SHUTTERS
AT RECESSED WINDOW
WROUGHT IRON
OVER RECESS
LOUVERED SHUTTERS
AT ENHANCED
ELEVATION
S
SHOWN WITH OPTIONAL
20' MULTI SLIDE DOOR

powder
WIC
COAT
LINEN
BATH 2
bedroom 4
11'2" X 11'10"
bedroom 3
11'2" X 11'6"
bedroom 2
11'2" X 11'2"
GREAT ROOM
16'8" X 13'4"
KITCHEN
11'6" X 21'
WIC
MASTER BEDROOM
18' X 15'
MASTER BATH
DINING ROOM
16'8" X 14'
2 CAR GARAGE
20' x 20'
entry
foyer
covered
laundry room
OPT. DOOR
OPT. DOOR
OPT. TUB
pantry
MASTER BATH
MASTER BATH
OPT. TUB
TH 2
DEN
11'2" X 11'2"
OPT. DOOR
OPT. DOORS
powder
WIC
laundry room
pantry
OPT. DOOR
BATH 3
bedroom 3
13'1 X 11'2"
BATH 2
bedroom 2
11'2" X 13'5"
WIC
WIC
LINEN
LINEN
COAT
PLAN 203
ELEVATION A
OPT. MULTI-
SCALE: 1/8" = 1'-0"
SLIDE DOOR
DATE CREATED: 1/2/19
OPT. SUPER SHOWER
AT MASTER BATH
OPT. ENLARGED SHOWER
AT MASTER BATH
OPT. DEN
AT BEDROOM 2
PARTIAL FLOOR PLAN
AT EDGE CONDITION
OPT. BEDROOM SUITES

1 2 3
1 2 3
PLAN 203
ELEVATION B
front elevation
rear elevation
right elevation
left elevation
enhanced left elevation
at edge condition
SCALE: 3/32" = 1'-0"
FOAM POPOUT
FOAM FASCIA
FIRE RATED EAVE- THIS SIDE
'S' SHAPED ROOF TILE
FOAM POPOUT
FOAM FASCIA
BRICK SILL
PLANK SHUTTERS
FOAM POPOUT
WOOD CORBEL
FOAM POPOUT
front elevation
at bedroom suite option
PLANK SHUTTERS
AT RECESSED WINDOW
W/ BRICK SILL
SQUARE CLAY
TILE VENT
SQUARE CLAY TILE VENT
WOOD RAFTER TAILS
WOOD CORBEL
PLANK SHUTTERS
AT ENHANCED REAR
ELEVATION
S

WIC
COAT
LINEN
BATH 2
bedroom 4
11'2" X 11'10"
bedroom 3
11'2" X 11'6"
bedroom 2
11'2" X 11'2"
GREAT ROOM
-- x --
WIC
entry
covered
GREAT ROOM
16'8" X 13'4"
KITCHEN
11'6" X 21'
MASTER BEDROOM
18' X 15'
MASTER BATH
DINING ROOM
16'8" X 14'
2 CAR GARAGE
20' x 20'
laundry room
foyer
OPT. TUB
OPT. DOOR
OPT. DOOR
OPT. SINK
OPT. CAB
powder
pantry
MASTER BATH
MASTER BATH
OPT. TUB
TH 2
DEN
11'2" X 11'2"
OPT. DOOR
OPT. DOORS
powder
WIC
laundry room
pantry
OPT. DOOR
BATH 3
bedroom 3
13'1 X 11'2"
BATH 2
bedroom 2
11'2" X 13'5"
WIC
WIC
LINEN
LINEN
COAT
PLAN 203
ELEVATION B
OPT. MULTI-
SCALE: 1/8" = 1'-0"
SLIDE DOOR
DATE CREATED: 1/2/19
OPT. SUPER SHOWER
AT MASTER BATH
OPT. ENLARGED SHOWER
AT MASTER BATH
OPT. DEN
AT BEDROOM 2
PARTIAL FLOOR PLAN
AT EDGE CONDITION
OPT. BEDROOM SUITES

1 2 3
1 2 3
PLAN 203
ELEVATION D
front elevation
rear elevation
right elevation
left elevation
SCALE: 3/32" = 1'-0"
FOAM POPOUT
FOAM FASCIA
LOUVERED VENT
'S' SHAPED ROOF TILE
FOAM FASCIA
DECORATIVE TILE AT
RECESSED WINDOW
FOAM POPOUT
FOAM POPOUT
front elevation
at bedroom suite option
DECORATIVE
TILE
CHIMNEY CAP
DECORATIVE TILE AT
RECESSED WINDOW
not available for edge condition

WIC
COAT
LINEN
BATH 2
bedroom 4
11'2" X 11'10"
bedroom 3
11'2" X 11'6"
bedroom 2
11'2" X 11'2"
WIC
entry
covered
GREAT ROOM
16'8" X 13'4"
KITCHEN
11'6" X 21'
MASTER BEDROOM
18' X 15'
MASTER BATH
DINING ROOM
16'8" X 14'
2 CAR GARAGE
20' x 20'
laundry room
foyer
OPT. TUB
OPT. DOOR
OPT. DOOR
OPT. SINK
OPT. CAB
powder
pantry
MASTER BATH
MASTER BATH
OPT. TUB
TH 2
DEN
11'2" X 11'2"
OPT. DOOR
OPT. DOORS
powder
WIC
laundry room
pantry
OPT. DOOR
BATH 3
bedroom 3
13'1 X 11'2"
BATH 2
bedroom 2
11'2" X 13'5"
WIC
WIC
LINEN
LINEN
COAT
PLAN 203
ELEVATION D
OPT. MULTI-
SCALE: 1/8" = 1'-0"
SLIDE DOOR
DATE CREATED: 1/2/19
OPT. SUPER SHOWER
AT MASTER BATH
OPT. ENLARGED SHOWER
AT MASTER BATH
OPT. DEN
AT BEDROOM 2
PARTIAL FLOOR PLAN
AT EDGE CONDITION
OPT. BEDROOM SUITES

PLAN 203
roof layout
SCALE: 3/32" = 1'-0"
elevation a
elevation b
elevation d

Roof Tile
Boral
A‐1
Gulfstream
SW 6148 Wool
Skein
SW 2845
Bunglehouse
Gray
SW 7734 Olive
Grove
A‐2
Desert Skyline
Taupe
SW 7506 Loggia
SW 2840
Hammered
Silver
SW 7602 Indigo
Batik
A‐3
Verona Clay
SW 7021 Simple
White
SW 6073
Perfect Greige
SW 6076
Turkish Coffee
Front Door: Thermatru‐ Smooth Star S31
Garage Door: Wayne Dalton Oak Park
Window Color: White
Light Fixture: Progress Lighting Westport P5863‐31WB
Sherwin Williams
Sherwin Williams
Doors & Shutters
Sherwin Williams
Color Scheme Matrix
Elevation A
Popouts & Trim
Body & Fascia

B‐1 Verona
Clay
Sicilian Brick
Marsala
Blend
SW 1015
Skyline
Steel
SW 2855
Sycamore
Tan
SW 2837
Aurora
Brown
SW 6076
Turkish
Coffee
SW 6993
Black of
Night
B‐2 Salerno
Clay
Roman Brick
Ambrosia
SW 7568
Neutral
Ground
SW 9172
Studio
Clay
SW 7734
Olive
Grove
SW 6076
Turkish
Coffee
SW 6993
Black of
Night
B‐3
Apple
Bark
Sicilian Brick
Marsala
Blend
SW 7508
Tavern
Taupe
SW 9173
Shiitake
SW7701
Cavern
Clay
SW 6076
Turkish
Coffee
SW 6993
Black of
Night
Front Door: Thermatru Smooth‐Star S31
Garage Door: Wayne Dalton Charleston w/ 12 Window S
Window Color: White
Light Fixture: Progress Lighting‐ East Haven P6079‐3130K9
Sherwin Williams
Sherwin Williams
Wrought Iron
Fascia & Corbels
Doors & Shutters
Boral
Coronado Stone
Sherwin Williams
Sherwin Williams
Sherwin Williams
Color Scheme Matrix
Elevation B
Roof Tile
Brick
Body
Popouts & Trim

C‐1
California
Mission
Blend
SW 6385
Dover White
SW 2840
Hammered
Silver
SW 2838
Polished
Mahogany
SW 6993 Black
of Night
C‐2
California
Mission
Blend
SW 7679
Golden Gate
SW 7723
Colony Buff
SW 7523
Burnished
Brandy
SW 6993 Black
of Night
C‐3
Charcoal
Brown Blend
SW 0037
Morris Room
Grey
SW 7033
Brainstorm
Bronze
SW7602
Indigo Batik
SW 6993 Black
of Night
Front Door:
Thermatru
Smooth‐Star S31
Garage Door:
Wayne Dalton Sonoma
Window Color: White
Light Fixture:
Progress Lighting Westport P5863‐31WB
Color Scheme Matrix
Elevation C
Wrought Iron
Doors
Popouts & Trim
Body & Fascia
Roof Tile
Boral
Sherwin Williams
Sherwin Williams
Sherwin Williams
Sherwin Williams

Field
Tile
D‐1
Salerno
Clay
Casanova
NC101‐a
SW7506
Loggia
SW 9174
Moth Wing
SW 2851
Sage Green
Light
SW 6993
Black of
Night
D‐2
La Terra
Blend
Sonoma
NC130
SW 7042
Shoji White
SW 2855
Sycamore
Tan
SW 2803
Rockwood
Terra Cotta
SW 6993
Black of
Night
D‐3
Charcoal
Brown
Blend
Anacapa
NC138
SW 6002
Essential
Gray
SW 7665
Wall Street
SW 7664
Steely Gray
SW 6993
Black of
Night
Front Door: Thermatru‐ Smooth Star S31
Garage Door: Wayne Dalton‐ Oak Park w/ Stockbridge Window
Window Color: White
Light Fixture: Progress Lighting‐ East Haven P6079‐3130K9
Color Scheme Matrix
Elevation D
Popouts & Trim
Doors
Body & Fascia
Wrought Iron
Roof Tile
Deco Tile
Boral
Sherwin Williams
Sherwin Williams
Sherwin Williams
Sherwin Williams
Nonato Ceramics

EXHIBIT 9
LOT FIT EXHIBIT

EXHIBIT 10
ENHANCED ELEVATION EXHIBIT

EXHIBIT 11
GUEST PARKING AND TRASH EXHIBIT

EXHIBIT 12
PRELIMINARY PLAT

EXHIBIT 13
PRELIMINARY GRADING PLAN