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HomeMy WebLinkAboutOV130724 TOWN OF ORO VALLEY STAFF REPORT TO DEVELOPMENT REVIEW BOARD MEETING DATE: September 26,2007 TO: DEVELOPMENT REVIEW BOARD FROM: Manny Lizarraga,Planning Intern SUBJECT: OV13-07-24, U.S. Builders, representing Nicholas Homes, requests approval of architectural elevations for two (2) model homes within the Rancho Vistoso Neighborhood 10-11 Subdivision, located in approximately one half mile north from the intersection of W. Moore Road and N. La Canada Drive. EXECUTIVE SUMMARY OF APPLICATION: Nature of Application: Architecture review is required in order to ensure compliance with all applicable General Plan policies, Oro Valley Zoning Code Revised requirements, and the Design Guidelines. Model home architecture submittals are subject to review by the Development Review Board (DRB) per OVZCR Section 22.6.A. DRB approval constitutes authorization for the applicant to proceed with the building plan review process. The Building Safety and Zoning Divisions ensure compliance with all applicable Town-adopted building codes and conditions of the approved architecture. Current Site Conditions: The site is generally undeveloped, with 5 previously approved models already built throughout the development as well as other builders. The neighborhood will consist of 360 single family homes. The land use designation for the area is medium density residential. Proposed Improvements: • Two model homes with 3 elevations each. • The average lot size is 45' X 115'. • The maximum permitted building height is thirty feet(30'). The models do not exceed these limits. • The color palate proposed is the same as what currently exists in the neighborhood. • Building setbacks: 1. Front Yard-twenty feet(20') or ten feet(10') for side entry garages. 2. Rear Yard-ten feet(10'). 3. Side Yard-five feet(5'). BACKGROUND: Approvals to Date: • Final Plat was approved by Town Council (July 21, 2004). • Architectural elevations for 5 model homes in same subdivision (April 12,2005). • A PAD amendment involving this area was approved by the Town Council in May 2002. There were two amendments (a) reducing setbacks for homes with side entry garages and (b) exchange of PAD designated open space in Parcel C (area in the southeast corner of this plat). For specific conditions see Plat notes 1-10. APPROVE BY: TC/P RB, OA c TE 44iTAlG "FR TOWN OF ORO VALLEY STAFF REPORT TO THE DEVELOPMENT REVIEW BOARD, OV13-07-24 Page 2 of 3 Surrounding Land Uses: Direction Zoning Land Use North: PAD Stone Canyon II and North Rancho Vistoso Neighborhood 11 (58-133) South: PAD Somerset Canyon Neighborhood 10 PAR.X,Y East: PAD Rancho Vistoso Neighborhood 11 (5 8-13 3) R1-300 (Single West: Family Rancho Vostoso Neighborhood 10 Residential) ANALYSIS OF OVZCR SECTION 22.6.B-DEVELOPMENT REVIEW CRITERIA: "In considering any application for development review, the Development Review Board shall be guided"by a specific list of criteria when deliberating(see Section 22.6.B,OVZCR). The following is a list of noteworthy criteria(in italics) followed by staff commentary: 1. The Development Review Board shall examine the application to insure that all provisions of this Code and all other codes,master plans,general plans and standards of the Town shall be complied with where applicable. A. GENERAL PLAN COMPLIANCE In particular, the following policy applies, Policy 2.1.6: "All sides of buildings may impact their surroundings and shall be coherently designed and treated." All sides of the proposed improvement are consistently designed to evoke coherent visual interest with the surrounding developments. B. RANCHO VISTOSO PLANNED AREA DEVELOPMENT The proposal is in general conformance with the standards of PAD. C. OVZCR COMPLIANCE Chapter 22.6.B.6, "The character of the proposed design shall be in harmony with, and compatible to, those structures in the neighboring environment and the design character adopted for any given area avoiding excessive variety or monotonous repetition." The architecture of the proposed development is consistent with the abutting neighborhoods' approved"Southwest Contemporary" style and blends well with its surroundings. In sum,the applicant's proposal is overall consistent with the surrounding area and will provide a variation of architectural style. Chapter 22.6.B.10, "All exterior materials and colors including roofs, walls and fences shall be predominantly muted earth and plant tones and shall minimize contrast and glare." The materials and colors proposed project meets this requirement. The colors are muted earth tones comprised of tans and brown shades. i TOWN OF ORO VALLEY STAFF REPORT TO THE DEVELOPMENT REVIEW BOARD, OV13-07-24 Page 3 of 3 Addendum A Design Guidelines: Design Guidelines C.5.c.ii: (a)"The garage should consist of no more than 50%of the total building frontage." Architectural elements such as façade extensions, arches, pop-outs, cut-ins, pop-out veneering, and porticos have been added to minimize garage dominance. These elements have been incorporated into both models and respective elevations. Similar mitigation methods measures have been achieved in previously approved models. (b) "Garages may project no more that five(5)feet in front of the house(unless side-entry)and must have an entry feature or porch to moderate the visual impact of the garage." The proposed architecture incorporates entry features(courtyard areas)to moderate the visual impact of the garage. Similar mitigation methods measures have been achieved in previously approved models. SUMMARY OF FACTORS: Findings in Favor: 1. The proposed architecture meets the intent of all applicable General Plan policies and OVZCR requirements, as well as the OVZCR Design guidelines. 2. The proposed architecture is complimentary to the neighboring architectural development to the area in terms of architectural style and proposed color palette. Findings Against: 1. None. RECOMMENDATION: Staff recommends approval of the architecture request with no conditions, finding that the proposal meets the intent of all applicable General Plan policies,OVZCR requirements,and OVZCR Design guidelines. SUGGESTED MOTIONS: The DRB may wish to consider one of the following suggested motions: I move to [approve, approve with conditions, OR deny], OV13-07-24, U.S. Builders, representing Nicholas Homes, requests approval of architectural elevations for two(2)model homes. Attachments: 1. Architecture Elevations&Color Palette. 2. Final Plat(Sheets 1 &2) CC: TOV: Shirley Gay Applicant: US Builders. Fax: 480-905-8998 12, -a2s4 MINUTES ORO VALLEY DEVELOPMENT REVIEW BOARD SPECIAL SESSION September 26, 2007 ORO VALLEY COUNCIL CHAMBERS 41/ 11000 N. LA CANADA DRIVE r CALL TO ORDER 6:00 P.M. Chairman Zinkin called the meetingto order at 6:00p.m. • ROLL CALL C)) PRESENT: Mike Zinkin, Chairman • Mary Caswell, Vice-Chair John Buette, Member Michael Schoeppach, Member Ray Shelton, Member ABSENT: Tom Gribb, Member Scott Leska, Member PLEDGE OF ALLEGIANCE No flag was present for the Pledge of Allegiance. CALL TO AUDIENCE Open and closed with no comment. CONSENT AGENDA A. Review and approval of the September 11, 2007 Development Review Board minutes. B. OV13-07-24, US Builders, representing Nicholas Homes, requests approval of architectural elevations for two model homes within Rancho Vistoso Neighborhood 10-11, located approximately one half mile north from the intersection of W. Moore Road and N. La Canada Drive. The applicant has submitted two models for review. If you have any questions about this matter, please contact David Ronquillo, OV Senior Planner, at 229-4817 or dronquillo@orovalley.net Items A and B were removed from the Consent Agenda and placed as the first and second items, respectively, on the Regular Agenda. REGULAR AGENDA Item A. Chairman Zinkin requested that additional clarification be added to his comments on Item 2 of the September 11, 2007 minutes. Chair Zinkin asked that if a DRB member attended an HOA meeting and was the fourth DRB member to enter, they should immediately leave. This should be done so as not to violate the Open Meeting Law. MOTION: A motion was made by Mary Caswell, Vice-Chair and seconded by John Buette, Member to approve the minutes for the September 11, 2007 DRB meeting with the noted change. MOTION carried, 5-0. Item B. Heather Barnes of Nicholas Homes was present. MOTION: A motion was made by Ray Shelton, Member and seconded by Michael Schoeppach, Member to approve OV13-07-24 with the following condition, no two of the same model facade or color scheme shall be placed side by side or across the street from each other. MOTION carried, 5-0. 4. Public Hearing: OV12-02-11 C, John Evans & Associates, representing Larsen Baker LLC, requests approval of a grading exception for Palisades at Oro Valley, located on the northeast corner of Oracle Road and Hardy Road. The parcel number is 225-12-065A. The applicant requests to exceed the cut and fill limitations of the Grading Ordinance. A commercial development is proposed on this site. If you have any questions about this matter, please contact David Ronquillo, OV Senior Planner, at 229-4817 or dronquillo@orovalley.net Sarah More, Planning and Zoning Director requested that this item be continued. The applicant had no objection to the continuation. MOTION: A motion was made by Mary Caswell, Vice-Chair and seconded by John Buette, Member to continue OV12-02-11 C. MOTION carried, 5-0. 1. Discussion with Planning and Zoning Director regarding color palette revisions. Sarah More, OV Planning and Zoning Director clarified that per Town code, approval of a color palette is within the purview of the DRB. Ms. More stated that Town Council recently indicated a desire to revisit this issue and possibly change the current code but until then, the DRB would continue to approve color palette. 2. Continued: OV13-07-25, Lewis Management Resources, representing the Board of Fairfield at Rancho Vistoso, requests approval of a revised color palette for Rancho Vistoso Neighborhood 10-11, Parcels A & F, located approximately one mile north from the intersection of La Canada Drive and West Moore Road. The applicant proposes to revise the exterior color pallet for this subdivision. If you have any questions about this matter, please contact David Ronquillo, OV Senior Planner, at 229-4817 or dronquillo@orovalley.net Bill Sugars, OV resident, presented the proposed color palette to the DRB. Mr. Sugars stated that eight of the ten colors were approved by the Master HOA. Colors removed are Artifact, Burlap, Meadow Trail and Herbal Wash. Manny Lizarraga, OV Planning Intern, presented that staff report and reviewed the location and color palette. Mr. Lizarraga stated staff recommended approval. Bill Adler, OV resident, opined his disapproval of the discussion that preceded. Mr. Adler stated to subvert Town preferences to that of a neighborhood is inappropriate. MOTION: A motion was made by Michael Schoeppach, Member and seconded by Ray Shelton, Member to approve OV13-07-25 with a note of the four colors removed. MOTION carried, 5-0. 3. OV12-06-28, Southwest Development LLC, represented by The WLB Group, Inc., requests review of development plan proposal for professional offices (63,236 square feet) and restaurant complex (12,850 square feet) on eight acres located east of Rancho Vistoso Boulevard, just north of the Safeway shopping plaza, in Rancho Vistoso Neighborhood 5. The parcel number is 219-54-003B. The site is zoned Rancho Vistoso Planned Area Development, C-1 Commercial. If you have any questions about this matter, please contact Pamela J. Pelletier at 229-4813 or ppelletier@orovalley.net. Chairman Zinkin informed the DRB that three votes would take place for Item 3. Paul Olund, WLB Group made the presentation to the DRB and reviewed the following: Conceptual architecture -Site Plan -History -Buffer yard -Tiered Wall -Parking/traffic/ingress-egress -Peak usage -Drainage -Open Space Trade -Light signal -Loading Zones Gary Grizzle, WLB Group reviewed the following: -Plant preservation -Buffer yards -Courtyard details -Plant material Pamela Pelletier, OV Planner presented the staff report and reviewed the following: -Exhibit C -Location -Zoning -Site Plan -Neighborhood meetings -Proposed uses -Site Designs -Parking -Buffer yards -Encroachment -Compatibility -Open Space Trade Mrs. Pelletier stated staff recommended approval with the conditions listed in Exhibit C. Steve Odenkirk, OV resident, stated his concerns regarding the proposal. Mr. Odenkirk reviewed the following: -View impairment -Parking -Traffic safety -Present and future tenants -Garbage receptacles -Lighting -Security -Construction Steve Dohm, OV resident, spoke in opposition of the proposal citing the same reasons as Mr. Odenkirk. John Knight, OV resident, spoke in opposition to the proposal and expressed concern because of the elevation of the buildings, traffic, restaurant traffic, vegetation and security. Vickie Duprey, OV resident, spoke in opposition of the proposal for the same issues as prior speakers. Vicki Dohm, OV resident, spoke in opposition to the proposal because of the potential parking structure height of 14 feet, safety, vegetation, and access. Dean Gibbs, OV resident, gave a personal account of a similiar proposal. Mr. Gibbs spoke in opposition of the proposal. Bill Adler, OV resident, suggested questions to ask the developer, where to place the egress and asked the DRB to consider his suggestions. MOTION: A motion was made by Mary Caswell, Vice-Chair and seconded by John Buette, Member to approve the open space trade of OV12-06-28. MOTION carried, 5-0. MOTION: A motion was made by John Buette, Member and seconded by Mary Caswell, Vice-Chair to approve the development plan of OV12-06-28 with the conditions in Exhibit C and the addition that the applicant be required to implement a planting scheme that would prohibit people from walking in the three-tiered buffer at the northwest corner. Chairman Zinkin added a friendly amendment to limit the covered parking structures to 10 feet in height. The friendly amendment was accepted. MOTION carried, 5-0. MOTION: A motion was made by Mary Caswell, Vice-Chair and seconded by Ray Shelton, Member to approve the landscape for OV12-06-28 with a friendly amendment added by Chairman Zinkin that staff work with the landscape architect to minimize the impact of plant debris to the neighbors and maximize the safety of the walls. MOTION carried, 5-0. *5. Appointment of a Sign Committee Member Chairman Zinkin appointed Member Shelton to the Sign Committee. 6. Planning and Zoning Update. Matt Michels, OV Senior Planner, gave an update on the following: Steam Pump Ranch Municipal Town offices Planning and Zoning meetings Bayer Vella ADJOURNMENT MOTION: A motion was made by Michael Schoeppach, Member and seconded by Mary Caswell, Vice-Chair to adjourn at 8:15 p.m. MOTION carried, 5-0. Prepared by, Deanna Ruiz Recording Secretary Lot Fit Analysis for Nicholas Homes at Rancho Vistoso Building Setbacks Standard Plan Dimensions Standard Plan Dimensions Front....=20'or 22' Plan 40-1752 =36'X 78'"A"(Spanish Colonial) Plan 40-2660=35'X 86'"A"(Spanish Colonial) Rear = 10' Plan 40-1752 =36'X 78'"B"(Craftsman Bungalow) Plan 40-2660=35'X 87'"B"(Ranch Territorial) Sides =5'&5' Plan 40-1752 =36'X 78'"C"(European Cottage) Plan 40-2660=35'X 86'"C"(European Cottage) Plan 40-1878 =35'X 84'"A"(Spanish Colonial) Plan 40-3080=37'X 81'"A"(Spanish Colonial) Legend Plan 40-1878 =35'X 84'"B'(Craftsman Bungalow) Plan 40-3080=37'X 81'"B"(Craftsman Bungalow) Y =Plan Fits Left or Right Driveway Plan 40-1878 =35'X 84'"C"(Ranch Territorial) Plan 40-3080=37'X 81'"C"(European Cottage) L =Plan Fits Left Driveway Only Plan 40-2588 =35'X 84'"A"(Spanish Colonial) Plan 35-1981 =35'X 86'All Elevations R =Plan Fits Right Driveway Only Plan 40-2588 =35'X 88'"B"(Craftsman Bungalow) Plan 35-3162 =35'X 86'All Elevations NO =Plan Does Not Fit Plan 40-2588 =35'X 85'"C"(European Cottage) *Plan numbers in BOLD were added to original NO2 =No 2-Story Homes on Corner Lot lot fit analysis on 08/17/07. (ABC)... =Only Elevations That Fit Notes: =No Longer Available(Existing House) 1.No 2-Story homes on corner lots 2.No more than two adjacent 2-Story homes along major streets 3.No more than three adjacent 2-Story homes along interior streets Lot Information I Rancho Vistoso Series Plans Front Corner,End Fire Vertical Curb Sidewalk Plan 40-1752 Plan 40-1878 Plan 40-2588 Plan 40-2660 Plan 40-3080 Plan 35-1981 Plan 35-3162 Lot# Lot Area Setback or Ke Lot H drant Cut Ram. (1-story) (1-story) (2-Story) (2-Story) (2-Story) (1-story) (2-Story) 142 143 22' 5,363 — — L L L(A) NO L NO NO 144 20' 5,363 R R R(AC) R(AC) R R R 145 22' 5,363 — — — L L L(A) NO L NO NO 146 20' 5,388 RIGHT R R R(AC) R(AC) R R R 147 22' 5,510 — — LEFT L L L(A) NO L NO NO 148 20' 5,510 — — R R R(AC) R(AC) R R R 149 22' 5,518 — L L L(A) NO L NO NO 150 20' 5,601 — — — R R R(AC) R R R R 151 22' 5,782 — — RIGHT L L L L L L L 152 153 154 155 22' 7,259 — L L NO NO L NO NO 156 20 5,448 — — R R R R R R R 157 22' 5,400 — — L L L(AC) L L L L 158 20' 5,250 — — — R R R(AC) NO R NO NO 159 22' 5,175 L NO NO NO L NO NO 160 20' 5,175 — — R R R(AC) NO R NO NO 161 22' 5,175 — L NO NO NO L NO NO 162 20' 10,707 CORNER RIGHT L L NO2 NO2 NO2 L NO2 163 By HAIRDLJIME I=1 i=n (480) 892-4017 Page 1 of 3 08/17/2007 Lot Information I Rancho Vistoso Series Plans Front Corner,End Fire Vertical Curb Sidewalk Plan 40-1752 Plan 40-1878 Plan 40-2588 Plan 40-2660 Plan 40-3080 Plan 35-1981 Plan 35-3162 Lot# Lot Area Setback or Ke Lot H drant Cut Ram. (1-story) (1-story) (2-Story) (2-Story) (2-Story) (1-Story) (2-Story) 164 165 166 167 20' 7,472 LEFT R R R R R R R 168 22' 6,626 L NO L(AC) NO L L L 169 20' 6,685 END R R R(AC) R(BC) R R R 170 20' 6,606 - - L L L L L L L 171 22' 6,125 - RIGHT R R R(AC) NO R NO NO 172 20' 5,996 - - - LEFT L L L(AC) NO L NO NO 173 22' 5,996 R R NO NO R NO NO 174 20' 5,996 L L L(AC) NO L NO NO 175 22' 5,996 - - R R NO NO R NO NO 176 20' 5,996 - L L L(AC) NO L NO NO 177 22' 5,996 - - R R NO NO R NO NO 178 20' 5,996 - - - L L L(AC) NO L NO NO 179 22' 5,996 - R R NO NO R NO NO 180 181 22' 6,426 - - RIGHT R R R(AC) NO R NO NO 182 20' 6,426 - LEFT L L L(AC) L(AC) L L L 183 22' 6,426 - - R R R(AC) NO R NO NO 184 20' 6,426 - - RIGHT L L L(AC) L(AC) L L L 185 22' 6,426 - LEFT R R R(AC) NO R NO NO 186 187 22' 6,426 - R R R(AC) NO R NO NO 188 20' 5,598 L L L(AC) L(AC) L L L 189 22' 6,499 - - RIGHT R NO NO NO R NO NO 190 20' 6,499 LEFT L L L(A) NO L NO NO 191 198 20' 7,022 CORNER RIGHT R R NO2 NO2 NO2 NO NO2 199 22' 6,038 L NO NO NO L NO NO 200 20' 6,038 - - R R R(A) NO R NO NO 201 22' 6,038 - - L NO NO NO L NO NO 202 20' 6,038 R R R(A) NO R NO NO 203 22' 8,617 CORNER RIGHT L NO NO2 NO2 NO2 NO NO2 204 _ 20' 7,945 CORNER - LEFT R R NO2 NO2 NO2 R NO2 205 22' 5,847 L L L(AC) L(C) L L L 206 20' 5,686 - L L L(AC) NO L NO NO 207 22' 5,640 R NO NO NO R NO NO By HARDLINE O��l r1 (480) 892-4017 Page 2 of 3 08/17/2007 Lot Information I Rancho Vistoso Series Plans Front Corner,End Fire Vertical Curb Sidewalk Plan 40-1752 Plan 40-1878 Plan 40-2588 Plan 40-2660 Plan 40-3080 Plan 35-1981 Plan 35-3162 Lot# Lot Area Setback or Ke Lot H drant Cut Ram• (I-story) (1-story) (2-Story) (2-Story) (2-Story) (1-Story) (2-Story) 208 20' 5,710 L L L(AC) L(AC) L L L 209 22' 5,894 R R R(AC) R R R R 210 20' 7,467 CORNER — RIGHT L L NO2 NO2 NO2 L NO2 211 212 22' 5,162 - L NO L(A) NO L NO NO 213 214 215 20' 5,608 — — - R R R R R R R 216 22' 5,564 — R R R R R R R 217 218 22' 5,196 — - R NO R(A) NO R R R 219 20' 9,228 CORNER — RIGHT L L NO2 NO2 NO2 L NO2 220 221 222 20' 5,175 — R R R(AC) NO R NO NO 223 224 20 5,175 — R R R(AC) NO R NO NO 225 22' 5,175 — — - L NO NO NO L NO NO 226 20' 5,177 — — - R R R(AC) NO R NO NO 227 22' 5,289 — - L L L(AC) NO L NO NO 228 229 230 231 22' 10,692 CORNER — RIGHT L L NO2 NO2 NO2 L NO2 By HARDLINE I= i=n (480) 892-4017 Page 3 of 3 08/17/2007 RECEuwia AUG 2 3 2007 Town of Oro valley Stonefield at Rancho Vistoso DESIGN REVIEW Nicholas Homes Oro Valley, Arizona 2007 APri-iCAr- 6Y: .1-(;/,- A * E PZ PR JECT N LLER NICHOLAS HOMES "Stonefield at Rancho Vistoso" Scheme 1 Stucco Body/Garage 8734M Bark Mulch Popout/Recess/Fascia 8732W Frontier Tan Accent 8745A Kayak Brown • ' L - Roof Stone Tuscan Villa Stone T Prairie Moss .. • iSCOITA A rr y TUSCAN VILLA R411 Chestnut Brown . PRAIRIE Mess APPROVE Y: Tc/PZ 2 A Di.‘T PZ PROJEC M GEtR NICHOLAS HOMES "Stonefield at Rancho Vistoso" Scheme 2 Stucco Body/Garage 8673M Tavern Taupe Popout/Recess/Fascia 8222W Desert Fawn Accent 8235D Brush Box Roof Stone R-548 Tuscan Villa Stone - Prairie Moss - 0` -- • COrkAe BD•TUSCAN VILLA !1 PRAIRIE MOSS S"fiD,PRODUCTS R548 Knollwood APPROV BYJC4/ C cebuiA DATE /14_, PZ PROJECT MANAGER NICHOLAS HOMES "Stonefield at Rancho Vistoso" Scheme 3 Stucco Body/Garage 8724M Meadowlark Popout/Recess /Fascia 8735D Wild Country Accent 8746N Timber Trail rc Roof Stone "`"'• ..�: �� � .� R-466 Tuscan Villa Stone - ., �- Prairie MossSt';‘, P _ yx feTUSCAN VILLA �1�� T PRAIRIE MOSS STONE PRODUCTS Ai2d - ,'w f R466 Cabo Blend NICHOLAS HOMES "Stonefield at Rancho Vistoso" Scheme 4 Stucco Body/Garage 8253M Swept Plains Popout/Recess/Fascia 8255D Jamocha Accent 8746N Timber Trail Roof Stone - -�` Z, - _ R-485ir Tuscan Villa Stone = �.. r s ` ' ''- Prairie Moss f • • • �_A e��•TUSCAN VILLA R485 Pinnacle Brown Qv�rfAnR PRAIRIE Moss 4n tr-1.li v-111.1.4ri, 71..i'll 4 t__ g ,, , u 1: a . , -,i 0, ,. ,,.0.4....., 01 . i• 11. .n 1, 1 1 i. ), - I i A:; , Am , ,R • __,,di, ,... _i I 1 ,1 ' /i _amidst/AO rakiiiipmiiro.Amor•.,..:::i if.- , -....:,ifnriLijainikim,mom;iv ria,4 is.imedilium - III Peg 4111_13N1111111111 1111ENVIIMIPWA,..- i) -.....2•MtlIVIRIIIINWAIIIIIPIIIIIIIM INIIIIPVIMOIN ammisramourfraitinsom•-• ,1 '.i.:7 aiiiiiiiiii Rama JamarliN ,Arrii wiirromaigiova-s-' -,! .-.4.-11.2414is iv rkirlillIirrilitall. . • :' intrA .m---,0 0 '''''' , 7!...."7-41POILIMASIO111111111 111M1= . laWids,ram writ enunarailieli.TWILIIIIIII. illk Ili.- -_...,...."1,, .111 4.9,,TI i. 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"". ........ .. :•;,/ 1 mom 4 mmi .4i, iii idl IN. ,;,.,ligi4AtSd,'giia,,iz: :!'",':*:_.:.:','.-.1.,,:A___ „A ._ .,,...-.,:•i -,,, ...,- , REAR ELEVATION .._..... :• '\ muri Boaroom . 0",.......--.— .........r1L (,C,.•-_,Th.Mf .,.r./"_/':,. ij 1i.r...... ''....10 ' itN' , L.,S....-„....,.. Jt al. 1 Roan 11 tl 1 • , .*.... Alk Paoli 1E7 Ill I I..." '!"*"" poij.WIA___Oroom 3— __,' • 2.#.9,11. 1..,)L- ..... , Ai ... ,, " ...,‘,.. . . , 11 1- -11117 ....____ PLAN 1981 RANCH 1 E. . - Itill RANCHO VISTOSO NICHOLAS HOMES BSB DESIGN �--0 r'A�; r A,-0 A r+�I /�iA ' ,� "* "100I i•1^111111111 eli ^ �A0A itA ofia o. A,D, 1 g A11 ./ /A�IOIlAg�rIfl�t A� ^11Sln:t �i�okiAle�li�AI'AA j0 A/ ��i;,At AAA^A,:o.r ' , _ - 2 �, /4AAA A Ar1: 1I--11;:p1;1: �,,.?� � li '... . "/IA ,(r,1 ', - '''' . ,..i,.. AIA Ai.,,,, , * IJJs, . � . . . . , , . , .,,,,,,,- 1 . .,..,:t._ -,_\\I 1, I ,,f .,_.-,:-.----,i:. 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DNA:?nt...i, _ "aii �.M...II `5 ~. , , �p.r1•4"-,'.. < i t .'w,-'._'.. a ...;,•-.4� j•1 ittk . I, `w ' ,',L.."' ip, REAR ELEVATION w.i.c. \ Mee*Bedroom H. 7-- ., a 0 A 7,--711 Meter Betl, ,, .0 --ro--r:'r, i i Pilo \ A 1 Dining Roam \„ r. a 4, _. ,,, „,„„ I ,�„ , --- ,,,,,,y _ 4_ r , ._ PI hd ,,,,,...1,),.._ ___ I . gi 7inderr,'Op.Bedroom ...41.1. .3 II l''' ` r 4'I 2 C m Garage • 4 per. 1 PLAN 1981 SPANISH ' RANCHO - 11E11 . NICHOLAS HOMESDESIGN -01 - ,,,,,,,..,, _..,__. .400.- , 0 ......„-. ...,pi,„„1,,.... -.4..0, • p.,, ... . ..... ,_ ,... ,,,0 ,r-,,,,,, ':1.7,-,,...pp -./. ...400$a 0„, loth._ -11.4 ak --,-,,W 04 oie_,..-..-Apirst ,0,. ...... 0 ---..„„ 441, 41. 11 --,-:.:,-c..-,.-.-K'.'.....„N\,•T''\',‘,'\1.,r,,k,J-I ,':',er--.,,, - aJ� l st—t z—_,,::,--_--,.—...1i.i .:i'':T,,-',1.I',,t),,k...,.rp-,,7;t II l .r4 t A07 r" 0m31.1—i,'——,24--,.._----_.—.4744 4FP.",1' ' 1 ;--; kN... I -. '' 4,7,. ' , 'I 0,..,1 . :11''1-11 y, ^ - • ( .„,r.'-,.. -)_:—i,n• I—its.,,---,J (Th y '!,',//,,1/•1'•••'.'../..:.•4',".-:/_. IT 1 1 1 1 1 1 1 1 1 1 1 1 1 I '44 ;,i. . - + / •fr...—- , ' ' \, plA104,1. .,' .- ..'0 .1 ,...,i...\-.,:111.'1. eus"""""11-. • ' -,,, -I'''''''S,.s'.. 44 :. .,,:,,,,,,„441(........*N• .;,‘i 1/, , 4..,_-- ,._..„ -mac--_ . ,...... Alikw_-„-. �� �/,r ..1m_... N tr ,Ie % ,i•,-,T- V ',,.i�_r `•' -- - 1\ j_k..` Ii i' J, ,, :. ,,; ,,1,%ram ,...L- •'-P. ' FRONT ELEVATION ..•.:ate rH.., _ _... �•.. -_ (♦',fir^H, ^l� M^:/�•r,.Lp ^ � �p.►r'i�=.�'"'"�i.".,.I,,�ti���� /�• n. � w^ ? /� ml�i. �;. i�:~~�� ;��f,A•�r1 i��*�;�i.� ��^•.. /N%wrNn*��i!r���w:!�tA/% .RA?%f��A�,ild7ti�a^I�y�A./A�%IAn1!n�'�� •�. -�: .... rw�as*'„l-',•.AI/5j%.,Ar�.tna,�,ie.-�AA# f.� �/!-{- . 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S. .--7 .+�R �C,Y,� �43, I I■ litb:' } , REAR ELEVATION a a Peso i i % (I 1 1 r 1._-, ..0,._ , 0 O , -1 Fell ROOM W.I.C. ! , • Kik'wr, Jr___ :- H . , , • Li,- 4sors lid is I _ "" 4 II Pamry \ Den Bedrean 5 ---1 I,.-Pxdl. ./:llr-- I 81Dr W.4,_oem . 1 ( , 01 (- ' 1 i r ' I ' rrae Ber'2 Parlor ' f Perch l 1 - - R2 r ...., „ie.. 1 ,._ ..._ , w-l. 3(fir Tandem pence r-rec. .___ _T . Y_-=' 8 - Bedroom 3 - .,—...— — -. . ., - , i PLAN 3162 I CRAFTSMAN Jill, VISTOSO - .,,E.,,, RANCHO BSB NICHOLAS HOMES DESIGN ,. . ,• . .. , . NIB 11.11(:.ANNINAMIMININIANLININI B.NNINUNNON111.21111.1101(JIIIIIINLINNINVIIIFILINIIIIII Si imismieneurlawar IN si AU1N ,,... Miligrallit •'i tl,' ' ' L:1 , 1....11.;,_ 'i, B N.I listpaii.hap,toolobionial *.ii, -7-1 - . . 711 ......d, i r 1 # 1 rimmoimaimainik-Mmioi :. j . , ' , , , - • .,. 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