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HomeMy WebLinkAbout12-07-2015 EDA Packet LINO LAKES ECONOMIC DEVELOPMENT AUTHORITY CLOSED MEETING Monday, December 7, 2015 5:30 P.M. City Council Chambers AGENDA 1. Call to Order and Roll Call 2. Legacy Property Land Sale Adjourn WS — Item #1 ECONOMIC DEVELOPMENT AUTHORITY STAFF REPORT Close Meeting Item No. 1 Confidential Date: December 7, 2015 To: City Council From: Michael Grochala, Community Development Director Re: Legacy at Woods Edge Land Sale Background In 2010 the Legacy at Woods Edge Property forfeited to the State of Minnesota for failure to pay property taxes. At the time of forfeiture $5,851,618 remained in unpaid special assessments. In June of 2013 the City facilitated the sale of approximately 1 acre of land to Lino Lakes Assisted Living in the amount of$321,000. The sale allowed for a 36 unit expansion of the existing facility with a value of nearly $2,000,000. The City's Economic Development Authority (EDA) obtained title for the remaining 20 acres of undeveloped land in September of 2013. The acquisition was made possible through special legislation approved in the 2013 legislative session. The property transfer was made at no cost to the City. The purpose of the transfer was to streamline the conveyance process and allow the City opportunity to recoup outstanding special assessment debt with land sale proceeds. When the Legacy project was first envisioned and approved it was based on a set of core principles and objectives: • Develop land uses linked to local and regional transportation systems. • Connect housing and centers of employment, education, retail and recreational uses • Provide a range of housing choices • Protect and enhance natural resources Site Development The Planning & Zoning Board and City Council reviewed the site design/layout and reaffirmed the development principles in March of 2014. The master plan breaks of the project into blocks to recognize the different landuse areas within the development that can function independently and would likely be sold/developed separately. We have identified these as the Neighborhood Block, Town Square Block and the Urban Block. Neighborhood Block This area encompasses approximately 11 acres of developable land. The neighborhood block was originally guided for 190 attached residential units (townhomes). The concept master plan includes a multi-family building on the west side of the block and transitions to attached units on the balance of the property. This option tends to maximize form, density and value. Town Square Block Two (2) acres remains for development in this area. The town square block was originally guided for civic uses (YMCA) and mixed uses allowing for Pt floor commercial with multi-family residential uses above. The concept master plan provides for either a multi-family building or commercial pads on the west side of the block. Urban Block Approximately 7 acres is available for development. The Urban Block was originally guided for mixed use (1st floor commercial with housing above) along the community green. The balance of the property was guided for commercial. Following discussion with P &Z and City Council this area is being proposed as all commercial. Cost Recovery Since the original default the City has covered outstanding debt service through the use of interfund loans primarily from the Building and Facilities Revolving Fund. No property tax dollars have been used to fund debt service. As mentioned previously the funding plan anticipates the use of land sale proceeds to pay off existing debt on the property. In addition the EDA has the ability to capture additional tax increment from any new development constructed in the north half of the site (north of Village Drive). Tax Increment Financing (TIF) District 1-I I was established with the original development to assist with funding of the interchange, land acquisition and improvement costs. The use of TIF in addition to the land sale proceeds greatly increases our ability to cover both outstanding debt and reimburse ourselves for costs already incurred. Accordingly, land sale offers are being evaluated on both purchase price and total development value. The new development value is what drives the increase in tax increment. Our first priority in reviewing proposals is to try and cover remaining debt service, followed by recouping prior debt service and interfund loan expenditures. Our current outstanding principal and interest for the 2005A Improvement Bonds is approximately $3.2 million. Proposals for Acquisition The property has been listed with GreaterMSP, Mn/CAR, LOOPNET and the Minnesota Department of Employment and Economic Development. Over the past two years staff has had a handful of inquiries/offers regarding the 11 acres of residential land in the Neighborhood Block. However, none of the proposals were substantial enough to cover the remaining debt service on the property even with the additional Tax Increment Financing that would be generated. In August of 2015, the City was approached by DR Horton, Inc. to acquire the 11 acres of residential land in the Neighborhood Block. DR Horton is a national builder and one of the leading residential builders in Minnesota. Following discussions with city staff DR Horton has proposed a purchase of the 11 acre residential area for a price of$1,000,000. Analysis Staff has worked with Springsted Inc., to evaluate the development's potential to cover the City's existing debt obligations. Additionally, staff has reviewed recent sales of land within Lino Lakes that is guided mixed use or medium density residential. DR Horton is proposing to acquire the land and construct approximately 115 row style townhomes on the site generally consistent with the previously approved development in 2006. DR Horton has provided a concept of the townhome style considered for the site. Their intent would be to use the same base floor plan (1,653 SF), but modify the exteriors to give either a more modern or a brownstone exterior consistent with our design guidelines. Land Price The property is part of a larger 30 acre parcel that was acquired by Hartford Group (developer) in 2004 for$5.6 million. The purchase price included payment for the existing business and home on the property. The land price was $3,920,400 ($3/SF). Current listings for residential property within the City show land from $30K to $69k per acre. Over the past two years there has been four(4) sales of property guided mixed use or medium density residential within the City. Property Year Amount Acres SF $/SF $/Ac Mattamy 2014 $4,318,650 98 4,268,880 $1.01 $44,068 Mattamy 2014 $2,716,130 58 2,526,480 $1.08 $46,830 Northpointe 2014 $2,000,000 75 3,267,000 $0.61 $26,667 Jenson (49/J) 2015 $1,000,000 17.25 751,410 $1.33 $57,971 City/Horton 2015 $1,000,000 11.16 486,130 $2.06 $89,606 The Jenson property is the most similar parcel in size and land use. The 17 acre parcel is guided mixed use and allows for residential development at 8-12 units/acre. The city parcel square foot price is nearly double recent purchases and reflects to some extent the existing improvement to the site. Debt Service Recovery As noted previously our objective with the sale of property is to 1) cover remaining debt service and 2) if possible recover prior expenditures. Evaluation is based on the following parameters: No. of Units: 115 Average Value: $225,000 Total Value: $25,875,000 Purchase Price: $1,000,000 Estimated Tax Increment (collected over remaining 14 years of district): $2,984,000 Total Value $3,984,000 Remaining Debt Service 2005A Improvement Bonds: ($3,200,000). Revenues available for prior expenditures $784,000 In addition to the numbers above the proposed development would generate the following development fees (based on 115 units): Park: $287,500 Sanitary Trunk $353,395 Water Trunk $467,935 Total $1,108,830 Based on the initial analysis it appears the proposed sale and development will generate revenues that, coupled with existing funding sources, would allow the City to meet current debt service obligations and recoup a portion of prior investments. The sale of property to DR Horton would still leave 10 acres available for future sale and development. A more complete analysis including the review of refunding options is pending council consideration of the sale. Sale of the property would require a public hearing before the EDA and execution of the purchase agreement by both parties. Requested Council Direction Staff is requesting council consideration to move forward with the proposed sale. Attachments 1. General Site Plan 2. Townhome Plan r 5.78 Ac. p 9 r ri+yy`� ; 3 1 kHa AA : hNk % 0.2 AC. 0 , NEIGHBORHOOD rn BLOCK r G i 5.44 Ac. _4 AC. VIL 't UKa.. > 2.06 Ac i - OA v TOWN SQUARE BLOCK zE. ` URBAN . ./�° ,a*•. / I BLOCK 6.28 Ac. <. . w. 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Horton Inc., REVISED: 11-12-15-LL And may not be reproduced or used without written consent. REVISED: 12-2-15-LL X BETWEEN UNITS BETWEEN UNITS BETWEEN UNITS 4'4" 4'4" 4'4" 4'-0" 4-4- 4'-0" FIRE-TREATED FIRE-TREATED FIRE-TREATED FIRE-TREATED FIRE-TREATED FIRE-TREATED PLYWOOD PLYWOOD PLYWOOD PLYWOOD PLYWOOD PLYWOOD 6:12PITCH ASPHALT SHINGLES I ' I 6:12PITCH VENT 1/300th OF ROOF AREA 50% TO 80% NEAR RIDGE I I I REMAINDER IN SOFFIT PER MRC SECTION R806 FLASH OVER ALL EXT OPGS I I I IF . T I I I I I I 1 I I I I I I I I I I I I I I I I =k Irl II I / I I / I I \ I \ I \1i I \ I I I I I I T F71 36"H.ALUM RAILING I I I PER SPEC. 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DELETE 3650SH WINDOW AT 8: P I -T OA D D R Y 1 T 'UNION' FAMILY ROOM, AND oll ADD (3)2-OX2-0 WINDOWS REF PRODUCT O LAP SIDING "A" © LAP SIDING "B" 1 q A 6 6 © N/A 12 12 �2x CEDAR ACCENT ETAIL 4 O 5" TRIM - VINYL LINEAL SEE SECTION/DETAIL PER SPEC.. Lid �H_ A A IT] 12 12 O BOARD & BATTEN 6 6 U' 36"H.ALUM RAILING G O SHAKE SIDING PER SPEC. WALL 7 BETIW EN UNITS ------- BETW EN UNITS ______= O 6-1/2" BEAD BOARD 6X6 POSTS W/ ______ 6X6 POSTS WI VINYL WRAP FRVVFNTS FRVVFNTS ------- VINYL WRAP ALUM RAILING - ALUM RAILING PER SPEC. ------- PER SPEC. A A 0,0 LA/C UNITS LA/C UNITS 0II I r 77-1 I I I I I I I I II I I I I I I I I -J MAINTAIN 6" MIN SEPARATION WOOD to EARTH o I ALL EXTERIOR FTGS TO BE I _ ' 42" MIN BELOW FINISHED GRADE I I © COPYRIGHT D.R. HORTON, INC. 2008 These plans, and the concept thereof ------------------------------------- -- -- -- -- -- ------ - --——————————————————————————————————————————————————— RAMSEY ROW HOME S RIGHT SIDE E L E VAT I O N CONSTRUCTION:ISED: 1112-1 -LL JS 2.0 are the exclusive property of D.R. Horton Inc., REVISED: 11-12-15-LL And may not be reproduced , ,. LEFT SIDE E L EVAT I O N or used without written consent. 1 /4 = 1 —O 1 /4 = 1 —O REVISED: 12 2 15 LL X BETWEEN UNITS BETWEEN UNITS BETWEEN UNITS I � � I I I I I I I I I I 88tO" I I I 22'-0" 22'-0" 22'-0" 22'-0" I '-3" 19'-6" 2'=6" 19'-6" 2'=6" 19'-6" 2'6" 19'-6" '-3" 6x6 TREATED POST 6x6 TREATED POST 16"CONC.PIER FTG. I 16"CONC.PIER FTG. MIN.T-6"BELOW GRADE I MIN.3'-6"BELOW GRADE I I I ` Z ® ' REVISED: 11 -12-15 6x6 TREATED POST - - _ _ 6x6 TREATED POST _ 16"CONC.PIER FTG. I 16"CONC.PIER FTG. PIER FOOTINC MIN.T-6"BELOW GRADE I PIER FOOTING MIN.T-6"BELOW GRADE IER FOOTING FOR BOLLAR j BOLLARD \ ! FOR BOLLARD ! R BOLLARD 1 . 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I I MIN.T-6"BELOW GRADE SEE SECTION FOR DETAILS I SEE SECTION FOR DETAILS I SEE SECTION FOR DETAILS MIN.T-6"BELOW GRADE I I I I I I I I I I I I I I I I I I I I I I I I I I I I CHANGE IN TOP I I I I I I CHANGE IN TOP I I OF FOUNDATION WALL j I I I I IOF FOUNDATION WALLI I 10"THICK,4'-0"HIGH CONC WALL I 10"THICK,4'-0"HIGH CONC WALL I 10"THICK,4'4'HIGH CONC WALL I 10"THICK,4'-0"HIGH CONC II , IIIII II CON C WALL 6"CURB,2"LEDGE EA.SIDE 6"CURB 2"LEDGE EA.SIDE 6"CURB,2"LEDGE EA.SIDE 6"CURB,2"LEDGE EA.SIDE 20x8 CONC FTG 20x8 CONC FTG20x8 CONC FTG 20x8 CONC FTG MIN.T-6"BELOW GRADE MIN.T-6"BELOW GRADE MIN.T-6"BELOW GRADE MIN.T-6"BELOW GRADE 22'-0" 22'-0" 22'-0" 220"t NOTE:FDN.INSULATION @ GARAGE SIDE L - - - - - - - - - - - - - - - - - - - - - � L - - - - - - - - =- - NOTE-FDN.4NSULT•1ON{-GARAGE-SIDF - - - - - - - - - - - - - - - - - - - - -NGTE-:FDN-IN-SI4LATION- RAGE-SIDE- - - -- - - J -NOTE-MN- ULATION GARAGE SE - - - - - - - — IIIII IIII o I I I I I A-N - - - - - - - I I III - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - II - -II NozoII, 1q -IIIII - - -I - -r r � r - r oM I - - - - - - - - - - - - �IIIIIII1III IIIIIIII1IIIIII SEWER&WATER STEPIN IIIIIII1ItIIII STEPIN oIz�zzowzwSEWER&WATER SEWER&WATER SEWER&WATER STUB FOOTING STUB FOOTING STUB FOOTING STUB 0 !oo - mz o�T owzz�o oa 4"HIGH6"CU 4"HIGH 4"HIGH oc¢ 20x8 CONC FTG 20x8 CONC FTG, , CURB, 20x8 CONC FTG 20x8 CONC FTG o��``LL z N�XCATP FxcAVAP zEl III�w ow wUNFXCAVATP UNFXCAVA-Tb RADON RADON RADONoRADON F.D. 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MIN.3'6"BELOW GRADE �' - �' �' - �' - �' r �' - MIN.3'-6"BELOW GRADE 14'-3" 7-9" 7-9" 14'-3" 14'-3" T-9" 7-9" 14'-3" I 88J 0„ I I I I I I I I I I I I I � � "THE UNION" "THE METRO" "THE METRO" "THE UNION" (END UNIT) (CENTER UNIT) (CENTER UNIT) (END UNIT) FOUNDATION PLAN FOUNDATION PLAN FOUNDATION PLAN FOUNDATION PLAN 1 /4"= 1 '—O" 1 /4"= 1 '—O" 1 /4"= 1 '—O" 1 /4 1 '-0„ © COPYRIGHT D.R. HORTON, INC. 2008 These plans, and the concept thereof RAMSEY ROW HOMES 3.0 are the exclusive property of D.R. Horton Inc., CONSTRUCTION: 10-2-15-LJS And may not be reproduced or used without written consent. REVISED: 5 LL v REVISED: 12-2-15-LL X BETWEEN UNITS BETWEEN UNITS BETWEEN UNITS I I I I I I I I I 88 0" FRAMIt�1G DIM. 22'-0" 1 22'-0" 22'-0" 1 22'-0" 66 TREATED POST V-3" 19 6" 1'-3' V-3" 19 6" V-3" -3" 19 6" V-3" -3" 19 6" V-3" 6x6 TREATED POST WRAPPED PER SPEC. 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I PFCK A�OV� I I PFCK A�OVF I I PACK A�OV� ELEC. ELEC. ELEC. LOCATIONS ON ALL UNITS �1E ER BOLLARD GAS ! SAS METERS �1ETER BOLLARD GA51 ! CAS BOLLARD METEP� Ig ! gl Ig ! I 16-0"x 7-0"OVERHEAD GARAGE DOOR 16-0"x 7-0"OVERHEAD GARAGE DOOR 16-0"x 7-0"OVERHEAD GARAGE DOOR 16-0"x 7-0"OVERHEAD GARAGE DOOR I I I I I I I I I I I I I I REVISED: 11 -30-15 I I I I I I I NOTE: I I NOTE: I I NOTE: I I NOTE: I 1 . MOVED FURNACE TO LOWER LEVEL GYPSUM BOARD GYPSUM BOARD GYPSUM BOARD GYPSUM BOARD ON ALL WALLS&CEILING I I ON ALL WALLS&CEILING I I ON ALL WALLS&CEILING I I ON ALL WALLS&CEILING I 2, CHANGE L.L. BEDROOM TO FLEX R M L J L J L- J L- J GA�AG� DBL 2x6 BRNG WALL GA�AG� GA�AG� DBL 2x6 BRNG WALL /I� 3. MOVE WALL IN FLEX ROOM 12-1/211 2x6 STUDS ATI6"O.C. TREATED ATEDSOTIOMPLO.0 4. MAKE FLEX ROOM CLOSET 429 SQ. FT. 429 SQ. FT. � 429 SQ. FT. TREATED BOTTOM PLATE 429 SQ. FT. Ell TREATED BOTTOM PLATE a DBL 2x6 BRNG WALL SEE SECTION FOR DETAILS TYPICAL 2x6 GARAGE WALLS SEE SECTION FOR DETAILS ¢ TYPICAL 2x6 GARAGE WALLS Q 2x6 STUDS AT 16"O.C. TYPICAL 2x6 GARAGE WALLS ¢ TYPICAL 2x6 GARAGE WALLS 6" DEEPER DELETE SHELVING TREATED BOTTOM PLATE 4"CONC FLOOR 4"CONC FLOOR SEE SECTION FOR DETAILS 4"CONC FLOOR 0 4"CONC FLOOR SLOPE TO DOORS NOTE: m NOTE: SLOPE TO DOORS m SLOPE TO DOORS NorE: m NOTE: SLOPE TO DOORS MECHANICAL EQUIPMENT LAYOUT WILL VARY MECHANICAL EQUIPMENT LAYOUT WILL VARY o MECHANICAL EQUIPMENT LAYOUT WILL VARY co MECHANICAL EQUIPMENT LAYOUT WILL VARY PER PLUMBING,ELECTRICAL,MECHANICAL, N PER PLUMBING,ELECTRICAL,MECHANICAL, PER PLUMBING,ELECTRICAL,MECHANICAL, x PER PLUMBING,ELECTRICAL,MECHANICAL, STRUCTURAL AND/OR SITE CONDITIONS STRUCTURAL AND/OR SITE CONDITIONS STRUCTURAL AND/OR SITE CONDITIONS STRUCTURAL AND/OR SITE CONDITIONS 18"MFD FLOOR TRUSSES r MECH. 1 r MECH. 1 18"MFD FLOOR TRUSSES 18"MFD FLOOR TRUSSES r MECH. 1 r MECH. 1 18"MFD FLOOR TRUSSES INSTALL PER MFRS SPECS I CHASE I I CHASE I INSTALL PER MFRS SPECS INSTALL PER MFRS SPECS I CHASE I I CHASE I INSTALL PER MFRS SPECS L ABOVE j L ABOVE j L ABOVE j L ABOVE j 0 0 M M 11'-11/4" 6-101/4" 4'-0 1/2" 4'-0 1/2" 6'-101/4" 11'-11/4" 11'-11/4" 6-101/4" 4'-01/2" 4'-0 1/2" 6-101/4" 11'-11/4" 2x6 BRNG WALL x BRNGWALL o M 2x6 STUDS AT 16"O.C. � � 2x6 BRNG WALL 2x6 BRNG WALL M-TY 2x6 STUDS O 16"O.C. M TRTD BOTTOM PLATE 3'-0" 3'-0" 2x6 STUDS AT 16"O.C. 2x6 STUDS AT 16"O.C. T-0" T-0" TRTD BOTTOM PLATE M TREATED BOTTOM PLATE TREATED BOTTOM PLATE VINYL VINYL SILL SILL SILL SILL COCK COCK t COCK COCK 2-8 r2- �2-8 2-8 WH WH2-6 � 2-6 2 6 2-6 2 6 2-6 7 3/4" 73143'-4 3/4" � H2O METER H2O METER 314"_� 3'-4 3/4" H2O METER H2O METER T-4 314"DROPZONE i 0 SPRINKLER SPRINKLER j SPRINKLER SPRINKLERSIR TOP STAND HUNG STAND HUNG ISTAND HUNG Ll S HUNGNE F I x Po o M DROP ZONE DROP ZONE V x I\oo 6 RADON ON WALL ON WALL Z 36"H.SIR TOP g° V J J x I\oo 36"H.SIR TOP ON WALL ON WALL 36"H.SHTRK x �/oo VENT PIPE CpT, TOP V// I N UNFINISHED ® ® m RAD N � z z UNFINISHED q ® ® q RAD N CpT. � � q q HV VENT IPE O° CO �� HV En HV ENT PIPE r HV ;,, F.D. F.D. N �( F.D. F.D. ROCK CLOSET CEILING& �� ROCK CLOSET CEILING& N ROCK CLOSET CEILING& r ROCK CLOSET CEILING& BACK WALL BACK WALL BACK WALL W CH, BACK WALL [A I IC ERV UNIT-MOUNT :7 AC M�CH MACH AC 4-p ERVUNIT-MOUNT ERV UNIT-MOUNT AC M�CH' UNFINISHED AC 4-0 AERV UNIT-MOUNT S H GH AS POSSIBLEAh-] AS HIGH AS POSSIBLE _ UNFINISHED UNFINISHED AS HIGH AS POSSIBLE AS HIGH AS POSSIBLE UNFINISHED n - - 2x6 LOOKOUT WALL n - N 7 7/8" N - "' 2x6 LOOKOUT WALL 2x6 LOOKOUT WALL '� 7 7/8" r- 2x6 LOOKOUT WALL r- r I I , 2x6 STUDS AT 16"O.C. r 1 2x6 STUDS AT 16"O.C. �U 2x6 STUDS AT 16"O.C. 3'-5112" 3'-4 518" 3'4 518" 3'-5112" 2x6 STUDS AT 16"O.C. I 3'-5112" 3'-4 518" r3-4518" 3'-5112" 9" I I g" TREATED BOTTOM PLATE 3'9" 1 I 3 g" TRTD BOTTOM PLATE TREATED BOTTOM PLATE �� i i - TREATED BOTTOM PLATE �� i N S/R LEDGE ji L- `= / / � -J SIR LEDGE L-_ =' /SUMP 1 SUMP 1 E SUMP 1 P 1 71 5036 GL o 5036 GL 5036 GL 503 GL LINE OF FLR.ABOVE � � � �0r\CH SUMP DISCH. = SUMP DISCH. �0f\CH w I /��(', �(, I w �0f\ I LINE OF FLR.ABOVE THRU PORCH THRU PORCH E POP, SUMP DISCH. SUMP DISCH. POPCH 4 w x x ,- THRU PORCH THRU PORCH o LU A�OV� LEDGER j LEDGER A�OV� o I o ! o I o A30V� LEDGER j LEDGER A�OV F o o ¢ WOOD <, 0 WOOD WOOD , , , WOOD o �--_:--- - ----__ - - - - -__-- - -----:=f��[�--_:--- - ----_ - - (2)2X8 TRTD 1 (2)2X8 TRTD (2)2X8 TRTD. ! (2)2X8 TRTD. (1)2X8 CEDAR (1)2X8 CEDAR (1)2X8 CEDAR (1)2X8 CEDAR 7-5" 6-7" 3" 64" 7-4" 7-4" 6-8" 3" 6_7" 7-5' 144" 8'-0" 8'-0" 144" 144" 8'-0" 8'-0" 144" 22'-0" 22'-0" 22'-0" 22'-0" 88I 0„ FOUNDATION DIM. i I i "THE UNION" "THE METRO" "THE METRO" "THE UNION" (END UNIT) (CENTER UNIT) (CENTER UNIT) (END UNIT) LOWER LEVEL PLAN LOWER LEVEL PLAN LOWER LEVEL PLAN LOWER LEVEL PLAN 1 /4"= 1 '-0" 1 /4"= 1 '—O" 1 /4"= 1 '—O" 1 /4"= 1 '—O" 27 50, FT, 28� 5Q, FT, 28� 5Q, FT, 27 50, FT, LIVING APEA INC, 5TAR5 LIVING MFA INC, 5TAR5 LIVING MFA INC, 5TAR5 LIVING APTA INC, 5TAR5 LOT 4, BLOCK 2 LOT 3, BLOCK 2 LOT 2, BLOCK 2 LOT 1 , BLOCK 2 7281 EAST RAMSEY PARKWAY 7277 EAST RAMSEY PARKWAY 7273 EAST RAMSEY PARKWAY 7269 EAST RAMSEY PARKWAY NOTE: ITN UN ON " © COPYRIGHT D.R. HORTON, INC. 2008 r I� 8'-7" PLATE HEIGHT TYPICAL I I TH� WV01 I _ ,� �� 5Q, FT, N 51" I p WDW SIZES GIVEN IN FEET AND INCHES (WIDTH x HEIGHT) I }� These plans, and the concept thereof TYP. LOWER LEVEL WINDOW HEAD HEIGHT AT 7'-0" U.N.O. TOT'n I ( 4 UM T 5) _ / , �192 5Q, FT, F M 51" I V RAMSEY ROW HOMES are the exclusive property of D.R. Horton Inc., BEAM & HEADER SIZES TO BE VERIFIED BY SUPPLIERIMFR CONSTRUCTION: 10-2-15-LJSREV 3. And may not be reproduced REVISED: 12-2-15-LL or used without written consent. I ED: 5 LL v /� BETWEEN UNITS BETWEEN UNITS BETWEEN UNITS I I I I I I I I I I I I I 88`I I 22'-0" 22'-0" 22'-0" 22'-0" REVISED: 11 -12-15 204" , „ , „ 20'-0" , „ , „ 20'-0" , „ , „ 20'-0" 1'_ " 1 .M OV E FIREPLACE TO CORNER, A N D SHIFT 3650SH WINDOW ON ALL UNITS 36"H.RAILING P�GK 36"H.RAILING 36"H.RAILING 36"H.RAILING 2. DELETE 3650SH WINDOW AT PER SPEC. WOOD WOOD WOOD WOOD PER SPEC. PER SPEC. PER SPEC. 'U N I 0 N' FAMILY ROOM, AND ADD (3)2-OX2-0 WINDOWS FIREPLACE VENT TO BE MIN. FIREPLACE VENT TO BE MIN. 6-0"AWAY FROM PARTY WALL, 6-0"AWAY FROM PARTY WALL, THRU TRUSS SPACE(SEE DETAIL) THRU TRUSS SPACE(SEE DETAIL) 3,DELETE MODERN PANTRY OPTIONS 4'-3" 6'-9" 6'-9" 4'-3" 4'-3" 6'-9" 6'-9" 4'-3" 4'-3" 6'-9" 6'-9" 4'-3" 4'-3" 6'-9" 6'-9" 4'-3" 5068 SGD 3650 SH 3'-7118" 3'-7118" 3650 SH 5068 SGD 5068 SGD 3650 SH 3-7118 3-7118 3650 SH 5068 SGD FROM 7277 & 7269 E. RAMSEY P KWY GAS FP GAS FP GAS FP GAS FP 4.SHORTEN ALL KITCHEN CABINETS RGH OPG RGH OPG RGH OPG RGH OPG 5.FLIP PANTRY AND MECHANICAL 37"(w)X34-314"(h) 37"(w)X34-314"(h) 37"(w)X34-314"(h) 37"(w)X34-314"(h) 18"MFD FLOOR TRUSSES s�„ s�„ INSTALL PER MFRS SPECS CHASE LOCATION 18"MFD FLOOR TRUSSES �i X INSTALL PER MFRS SPECS I AM L Y X - FAM �Y FAM tY FAM �Y BOOM � - M = I\OOM 7718" 77I8" I\OOM 77,8" 77I8" I\OOM 77i8" 77I8 M 18"MFD FLOOR TRUSSES CPT. CPT. CPT. � CPT. INSTALL PER MFRS SPECS 18"MFD FLOOR TRUSSES INSTALL PER MFRS SPECS T-71/2" 14" 4'-11 1/4" 2'-31 l2" 5-7 3I4" T-7 3/4" 2'-31/2" 4'-11 1/4" 1'- " 7-5 5/8" 7-5 518" 1'4" 4'-11 1/4" 2'-31 l2" 5-7 314" 5'-7 3/4" 2'-31/2" 4'-11 1/4" V "1 7-7 1/2" 6" REVISED: 11 CPT./ „ j j CPT. CPT./ CPT. 1 . FRAME 14" WIDE MECHANICAL I I I _ o L 318"WD. = o L� VINYL VINYL r� o I r CHASE CHASE CHASE r _ ; I ___ CHASE BETWEEN DINING M & FOYER T MECH. MECH. T II II T MECH. MECH. T M II RECYCLE R �11 PED E . IIr �11 PED CCE . IIr CENTER III i II in � III 0 i II CD 0 o II a m m q a "' II o o II "' a m m q a "' II o 0 Q T - J - J T T J W ---�I J 2-4 CV L_--- W W --� CV cN L_--- W N III 24 / 2� �_ �_ / 2� ¢ I c� , ��, 'I ¢ 24 / 2� 0 2_4 a 1I N M z cn z z I z _ _ z 1 z z n cnl 1 z (^) q v ❑ 318"WD. M o I ❑ ¢ ¢ ❑ I o a a o I Y I a M VINYL M w J1 I Y Y I I"' M W VINYL 318"WD. M w al I Y ci 2 4 2 4 Q JI z ci U z I� Q � 2-4 2-4 Q �I z ti J)0 w i la Q LL ¢� �1 i w 0 ��) ��)0 w I� X1 j �' w 0 �� 1 IN FRAME WALL I(� W NI 1 1 x U_ FRAME WALL W NI I K I SAME HEIGHT AS FRAME WALL @ I I K K I IN FRAME WALL @ SAME HEIGHT A I I K I BASE CABINETS N SAME HEIGHT 1 SAME HEIGHT _ N BASE CABINETS 318"WD. I 7'-6" 7'-6" n AS BASE CABS I 1 VINYL VINYL 1 AS BASE CABS T 7'-6" 7'-6" f I 1 318"WD. I 3-5112" 4'-0112" 4'-0112" T-5112" 1 I I M 3-5112" 4'-0112" 4'-0112" 3'-5112" I I ISLAND WI 1 1 "' I I ISLAND WI ISLAND WI 1 1 I I ISLAND WI FLUSH TOPI -J FFLUSH TOP FLUSH TOPI � FFLUSH TOP W �— o o —J w W L— o o —J W LU 42"HIGH J J a 42"HIGH 42"HIGH J J a 42"HIGH 2X4 HALF WALL `� a a 2X4 HALF WALL 2X4 HALF WALL `� a a 9 2X4 HALF WALL FIREPLACE VENT TO BE MIN. WI WOOD CAP - 0 0 WI WOOD CAP WI WOOD CAP = 0 0 WI WOOD CAP 6-0"AWAY FROM PARTY WALL cN Z Z N N Z Z CV 13-4" V-2� m m 2" 13'_4" 13'_4" V-2� m m '-2" 13'-4" 6 � � II II N N N zo � N I I I I RADON RADON ^ I! �I! n I I� �I! RADON RADON T I^ A o VENT PIPE VENT PIPE o I\ r I r I\I r r o VENT PIPE VENT PIPE � I I 3l8"WD. 2X4 BRING WALL o o 2X4 BRNG WALL VINYL V VINYL V 2X4 BRING WALL o o 2X4 BRNG WALL 318"WD. S/R I I OUTLET°o o MECH CHASE r r r 30"H.LEDGE 42"HIGH HALF WALL VINYL VINYL 42"HIGH HALF WALL 42"HIGH HALF WALL VINYL VINYL 42"HIGH HALF WALL 30"H.LEDGE WI WOOD TOP WI WOOD CAP N V WI WOOD CAP W1 WOOD CAP o WI WOOD CAP W/WOOD TOP 550 TRIM3 BK o —FIREPLACE TRIM KIT 2050 SH(TEMP) o DV3732 GAS FP 3-0 2050 SH(TEMP) 2050 SH(TEMP) 3-0 3 0 2050 SH(TEMP) M M RGH OPG @ 6'-8"A.F.F. 3_0 @ 6'-8" .F.F. 163613 611636 SH 163613036 1636 SH @ 6'-8"A.F.F. @ 6'-8"A.F.F. _ = o 0 3T'x34-3i4" 6'-9 318"T.O.WDW RGH OPG 6'-9 318"T.O.W W RGH OPG O 0 V V 1636 3036 1636 SH T-4" 2'-6" 2'-6" 3'-4" 2'-2" 6'-8" T-4" T-4" 6'-8" 2'-2" 3'-4" 2'-6" 2'-6" 3'-4" 1636/303'11636 SH 3'-4" 8'-0" 2'.8" 8'-01, J J 8'-0" 14'-0" 14'-0" 8'-0" J J 8'-0" 2'-8" T-0" T-0" 34' 2x6PLATFORM I 5'-0" 0 0 0 0 0 0 14'-0" 36"H.ALUM RAILING U 36"H.ALUM RAILING 36"H.ALUM RAILING b b 36"H.ALUM RAILING 14'-0" I 1 PTI NAL- 6"x6"TRT.COLUMN 6"x6"TRT.COLUMN 6"x6"TRT.COLUMN 6"x6"TRT.COLUMN GAS FIREPLACE wl COL.WRAP PER SPEC. wl COL.WRAP PER SPEC. wl COL.WRAP PER SPEC. w/COL.WRAP PER SPEC. M M 1/4"=1'-0" T-6" 4'-6" 4'-6" T-6" T-6" T-6" 4'-6" T-6" 14'-0" 8'-0" 8'-0" 14'-0" 144" 8'-0" 8'-0" 14'-0" 22'-0" 22'-0" 22'-0" 22'-0" 1 881-0„ 1 I I I I I I "THE UNION" "THE METRO" "THE METRO" "THE UNION" (END UNIT) (CENTER UNIT) (CENTER UNIT) (END UNIT) MAIN LEVEL PLAN MAIN LEVEL PLAN MAIN LEVEL PLAN MAIN LEVEL PLAN 1 /4"= 1 '-0" 1 /4"= 1 '-0" 1 /4"= 1 '-0" 1 /4"= 1 '-011 725Q, FT, � 25Q, FT, 725Q, Ff, 725Q, Ff, LIVING M 1A INC, 5TAR5 LIVING M A INC, 5TAIP5 LIVING APEA INC, 5MP5 LIVING APEA INC, 5MP\ 5 LOT 4, BLOCK 2 LOT 3, BLOCK 2 LOT 2, BLOCK 2 LOT 1 , BLOCK 2 7281 EAST RAMSEY PARKWAY 7277 EAST RAMSEY PARKWAY 7273 EAST RAMSEY PARKWAY 7269 EAST RAMSEY PARKWAY ' TNF UN ON " 1 .1645 5Q, FT, N SN�b © COPYRIGHT D.R. HORTON, INC. 2008 8'--11 1/8" PLATE HEIGHT TYPICAL I fl� W r\O I h ��5 5Q, FT, N 5N�b These plans, and the concept thereof TYPWFIRST FLOOR WINDOW HEAD HEIGHTSIZES GIVEN IN FEET AND INCHES /AT 6'-11IDTH xH1/8" U.N.O. fO'AL ( 4 UV5) - 6, 592 5Q, Ff, N 51" I V RAMSEY ROW HOMES are the exclusive property of D.R. Horton Inc., BEAM & HEADER SIZES TO BE VERIFIED BY SUPPLIER/MFR CONSTRUCTION: 10-2-15-LJS 4.0 And may not be reproduced or used without written consent. REVISED: 5 LL v REVISED: 12-2-15-LL X BETWEEN UNITS BETWEEN UNITS BETWEEN UNITS 88'-0" I I I 22'-0" 22'-0" 22'-0" 22'-0" 9'-9 7/8" 2'-41/2" 9'-9 5/8" 9'-9 5/8" 2-41/2" 9'-9 7/8" 9'-9 7/8" 2'-41/2" 9'-9 5/8" 9'-9 5/8" 2'-41/2" 9'-9 7/8" 5'.6" 9'.3" T-3" 7_3" 9'_3" 5'-6" 5'-6" 9'.3" T-3" 7_3" 9'_3" 5'-6" 3650 SH 3650 SH 3650 SH 3650 SH 3650 SH TEMP TEMP 3650 SH 3650 SH TEMP TEMP 3650 SH REVISED: 11 -12-15 7t 7t 2-6 2-6 2-6 � 2-6 1 .NOTE FRAMING DIMENSION AT # # # # FURNACE & WASHER/DRYER DOORS �bP00M 2 # # �FbP00M 2 ��bP00M 2 # # 13Fbp00M M 2. NOTE 2X6'S AT FRONT WINDOW CPT. ��bpOOM / V ��I\OOM CPT. CPT. �C/P�OOM / V ��I\OOM CPT. c, CPT. CPT. �, c, CPT. CPT. �, 3. BEDROOM #3 CHANGES FROM :2-6 � 2-6 2-6 � 2-6 T-01/2" 5'-91/8" 5'-91/8" T-01/2" T-01/2" 5'-91/8" 5'-91/8" T-01/2" 1 01-8 I I TO 1 0 I-011 57/8" 57/8" 4. OWNERS CLOSET GETS 1-1/2 r6 -'j r26 6'2 318" 3'7112" 3'-7112" 6'-2 3/8" 6'-2 318" 3'7112" 3'7112" 6'2 3/8" SMALLER, HALLWAY GETS BIGGER 2-6 2-6 16 16 34"X60"FBGLS 5. FLIP DOOR AND SHELVING AT 34"X60"FBGLS 34"X60"FBGLS 34"X60"FBGLS OWER BASE o OWER BAS OWER BAS OWER BAS ROU C 2-6 2 4 0 � 2-4 2-6 0 2-6 2-4 0 � 2-4 2-6 OWNERS CLOSET n H 30„ 30„ n nffl 30„ 30„ n "' Q #/\� TPH TPH /+F\/J a a /+F/\2 TPH TPH /#\2 a 6. MAKE MAIN BATHS AT THE CV CO # / = CV CV c0 �t c0 CV O w o VINYL O O VINYL o 6 w on w0 o VINYL O O VINYL o w 'METRO' UNITS BIGGER TPH 4'-2 718" 4'-2 718" �ATHTPH TPH T-2 7/8" T-2 7/8" TPH b N _ _ 30" VINYL � W� C� �___� � � �---� W� C� � � W� C� �___� � � �---� o � o 1 22x30 VINYL 30" 30" VINYL 1 WIC LVT 30" t M o M CPT. 22x30 CPT. CPT. I 22x30 22x30 1 CPT. M ATTIC 5-0 FBGL � 5-0 FBGL I ATTIC ATTIC 5-0 FBGL � 5-0 FBGL I ATTIC I CESS ° TUB/SHWR"' TUBISHWR ° I ACCE O I CESS ° TUB/SHWR"' TUBISHWR ° ACCE 1 L_ I J L J REVISED: 11 -30-15 2-4 2-4 2X4 WALL ON EDGE 32"LONG 2X4 WALL ON EDGE 32"LONG 2 4 2-4 2-4 2-4 2X4 WALL ON EDGE 32"LONG 2X4 WALL ON EDGE 32"LONG 2-4 2-4 W/(2)LAYERS OF 5/8"GYP BD BEHIND W/(2)LAYERS OF 5/8"GYP BD BEHIND W/(2)LAYERS OF 5/8"GYP BD BEHIND W/(2)LAYERS OF 5/8"GYP BD BEHIND 1 .R E D E S I G N WHOLE UPPER LEVEL 2-6 2-6 2-6 2-6 6'-2 3/8" T-9 5/8" 5'-11 112" T-01/2" T-01/2" 5'-11 1/2" T-9 5/8" 6'-2 3/8" 6'-2 3/8" T-9 5/8" 5'-11 112" T-01/2" T-01/2" 5'-11 1/2" T-9 5/8' 6'-2 3/8" N N CV CV 2. DELETE ALL WINDOWS ON 5-0 5-0 M 5-0 5-0 VINYL VINYL VINYL VINYL SIDE OF UPPER LEVEL OWN�P\ 5 SU T� M W W 0VMP\ 5 SU f� OWN�P ' 5 5U � M W DW M 0VMP\ 15 SU 1� 3. DELETE MULLED WINDOW AT CPT. CPT. CPT. CPT. - REAR OF HOME c"J M T 2x WALL 4. ATTIC ACCESS MOVED TO CENTER RADON RADON RADON RADON OF HOME (NEW OWNERS WIC) VENT PIPE 7 6" 7'-6" VENT PIPE VENT PIPE 7-6" 7-6" r VENT PIPE 3-5 1/2" 4'-0 1/2" 4'-0 1/2" 3'5112" 3'-5112" 4'-0112" 4'-0112" 3'5112" 5. WASHER/DRYER NO LONGER STACKED M M M M N N N N N N N N CO CO CO (D 42"H.HALF WAL 42"H.HALF WALT 42"H.1/2 WALL 42"H.1/2 WALL 6. LAUNDRY & TUB ACCESS PANELS W/WOOD CAP M WOOD CAP V = W/WOOD CAP W/WOOD CAP N - - - - - - - -.- - - - - ------------- - - -.-. .- - -.- -.-.-.-.- - - - - - ---------- --------- NO LONGER REQUIRED 3650 SH GIRDER TRUSS GIRDER TRUSS 3650 SH 3650 SH GIRDER TRUSS GIRDER TRUSS 3650 SHDEEM 7. 34X60 SHOWER IN OWNERS BATH 3640 FX OVER 3640 FX OVER 3640 FX OVER 3640 FX OVER 3640 SH(TEMP) 3640 SH(TEMP) 3640 SH(TEMP) 3640 SH(TEMP) (INSTALL 2-2X6 (INSTALL 2-2X6 (INSTALL 2-2X6 (INSTALL 2-2X6 BETWEEN WINDOWS) BETWEEN WINDOWS) BETWEEN WINDOWS) BETWEEN WINDOWS) 7-4" 6-8" 4'-0" T-0" T-0" T-0" 6-8" 74" 74" 64" T-0" T-0" T-0" T-0" 6-8" 7-4" 14'-0" 84" 8'-0" 14'-0" 14'-0" 8'-0" 84" 14'-0" 22'-0" 224" 22'-0" 22'-0" 88`0" I I I "THE UNION" "THE METRO" "THE METRO" "THE UNION" (END UNIT) (CENTER UNIT) (CENTER UNIT) (END UNIT) UPPER LEVEL PLAN UPPER LEVEL PLAN UPPER LEVEL PLAN All UPPER LEVEL PLAN 1 /4"= 1 '—O" 1 /4"= 1 '—O" 1 /4"= 1 '—O" 1 /4"= 1 '—O" 658 50, Ff, 658 50, Ff, 658 50, Ff, 658 50, FT, LIVING V A INC, 5CAR5 LIVING A��A INC, 5CAR5 LIVING M A INC, 5CAR5 LIVING MFA INC, 5TA 5 LOT 4, BLOCK 2 LOT 3, BLOCK 2 LOT 2, BLOCK 2 LOT 1 , BLOCK 2 7281 EAST RAMSEY PARKWAY 7277 EAST RAMSEY PARKWAY 7273 EAST RAMSEY PARKWAY 7269 EAST RAMSEY PARKWAY NOTE:8'-11/8" PLATE HEIGHT © COPYRIGHT D.R. HORTON, INC. 2008 WDW SIZES GIVEN IN FEETICAL AND INCHES (WIDTH x HEIGHT) I VF W 0 I h ��5 50, CT, F N 51" IFP TYP. SECOND FLOOR WINDOW HEAD HEIGHT AT 6-11 118" U.N.O. 1'01'� C � UN 1'S� - �, 5�2 50� �1�� � N SH�b These plans, and the concept thereof BEAM & HEADER SIZES TO BE VERIFIED BY SUPPLIER/MFR RAMSEY ROW HOMES 5. are the exclusive property of D.R. Horton Inc., CONSTRUCTION: 10-2-15-LJS And may not be reproduced or used without written consent. REVISED: 5 LL v REVISED: 12-2-15-LL X