4.10. SR 08-03-1998~ity of
River
MEMORANDUM
Item #4.10
TO:
FROM:
DATE:
SUBJECT:
Mayor & City Council
Pat Klaers, City Ad~0r
August 3, 1998
City Planner Applicant Update
The five member interview team met with four city planner apphcants the
week of July 27. We beheve we have on excellent candidate for further
consideration. Councilmember Thompson will update the City Council on
this individual.
At this time the Committee believes that the top candidate is clearly the best
and that there is no reason for the City Council to conduct an interview of the
two top finalists. However, if this is desired by the City Council it certainly
can be arranged. On the other hand, ff the Council supports the candidate
that Councilmember Thompson will discuss at the meeting, then I would like
approval to negotiate terms of employment with this individual and make
arrangements for him to come and visit with the Council next Monday before
the EDA meeting.
13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · TDD & Phone: (612) 441-7420 · Fax: (612) 441-7425
Planning Commission
July 23, 1998
Page 3
F. Project Monumentation Package
The Developer's engineer has indicated that they have started to revise the
project monumentation, to make the signs slightly smaller, and to analyze
further which corners of intersections are appropriate for monumentation. City
staff would recommend that the final decision on project monumentation be
based on a review and approval by City staff at a later date.
This briefly summarizes a number of the key issues that have changed since the July
14, 1998 Planning Commission meeting. Assistant City Planner Scott Harlicker, has
put together a list of recommended conditions for the approval of the Trott Brook Farms
proposal. Should there be any questions, both Scott and I will be in attendance at your
July 28, 1998 Planning Commission meeting.
Sincerely,
Howard R. Green Company
TJM/st
Howard R. Green Company
\\Elkriver~sys\SH R DOC~DMiN\EN GiN EEi~C~)~2~T(~G ENGINEERS
.,y of
·
lver o:
FROM:
DATE:
SUBJECT:
Item #'s 5.16.-6.18.
MEMORANDUM
Planning Commission
Steve Wensman, Planner
July 28, 1998
Request by CPDC for Zone Change,
Conditional Use Permit and Preliminary
Plat Approval, Public Hearing Case No.
ZC 97-1, CU 97-11 and P 97-8
Attachments
· July 14, 1998 Memo to Pat Klaers
· July 23, 1998 Memo from Phil Hals
Trott Brook Trail Corridor
Since the Planning Commission Workshop, the following changes have been
made or discussed regarding the Prehminary Plat. In the Preliminary Plat
the Trott Brook Trail is not shown to be accessible from Street 0 or County
Road 12. Ed Hasek, of Westwood Engineering, says the grading plan will
show how the Trott Brook Trail will be accessible from Street O. The Trott
Brook Trail connection has been moved further to the East to a point visible
from County Road 12 adjacent to a townhouse driveway. This trail ending
does not directly connect to County Road 12 and is to be considered
temporary. The developer and planning staff concur that a better connection
would be to the East of the plat in future development, where the Trott Brook
runs closest to the County Road 12 and where the connection is not stuck
between townhomes. Eventually, the trail corridor will extend to the East
and parallel County Road 12.
Outlot F
Outlot F is being donated to the City, however it is not considered as part of
the park dedication. The area is approximately 23 acres of wetland and some
upland oak forest. This area may be used as passive recreation, however it is
difficult to access. This parcel will require an access corridor for pedestrians
and maintenance vehicles (see Phil Hals memo). Creation of an access
13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · TDD & Phone: (612) 441-7420 · Fax: (612) 441-7425
Memo to Planning Commissionfrrottmmo
Julyl 28, 1998
Page 2
corridor should be coordinated with the need for a sewer and water corridor
to the East of the plat.
Townhouse Open space
The Planning Commission and Staff have expressed concerns about density,
and lack of open space within the townhouse development in the Southwest
corner of the plat. Although not considered as park land, the open space
should be design such that it is a space central to the development, serving as
visual relief from the density and providing a view for those near the center
of the dense area
Recommendation
Staff recommends that the Planning Commission recommend approval of the
preliminary plat with the following conditions related to the park dedication:
1. THAT THE DEVELOPER DEMONSTRATE ON THE GRADING PLAN HOW THE
TROTT BROOK TRAIL IS ACCESSED FROM STREET O.
o
THAT THE DEVELOPER PROVIDE A PEDESTRIAN AND MAINTENANCE
VEHICLE CORRIDOR TO OUTLET F FROM STREET N AS PER CITY
ORDINANCE TO BE COORDINATED WITH A SEWER AND WATER CORRIDOR
TO THE EAST OF THE PLAT.
o
THAT THE DEVELOPER WORK WITH STAFF TO CREATE A LARGER
CENTRAL OPENSPACE IN THE TOWNHOUSE DEVELOPMENT IN THE
SOUTHWEST CORNER OF THE PLAT.
\\elkriver\sys\shrdoc\planning\scott\trottsw.doc
ITEM NO.'S 3.1.-3.3.
C
of
iver
TO:
FROM:
DATE:
SUBJECT:
MEMORANDUM
Pat Klaers
Stephen Wensman, Planner
July ~14~, 1998
Trott Brook Farms Parks Proposal
Attachments
A) Park and Recreation Commission Minutes Summary
B) Park and Recreation Minutes
C) Trott Brook Trail Corridor Memo
Overview
On Marchl2, 1997, John Payton, Senior Associate with Westwood
Professional Services and Homer Tompkins, met with the Park and
Recreation Commission regarding park requirements for the then proposed
300 acre, 500-550 single family home and townhouse development (Trott
Brook Farms). At that time the Commission requested the following:
· 4-6 acres of park land of which 3 acres would be neighborhood park in the
center of the plat and the remainder to the East of the plat to link to
future park areas when the land to the East develops.
· A trail system be established through the plat connecting the park areas
and pedestrian routes.
· The remaining dedication requirements be collected as cash.
On May 14th, 1997, Steve Ach, City Planner, informed the Commission that a
4.2 acre park was being planned with 2.2 acres on the eastern edge of the
development. The Commission requested more fiat land in the park and
requested the following amenities: a balLfield with backstop, tot lot,
basketball hockey rink, sand volleyball court, and picnic shelter. The
developers ask the Commission if all the park improvements were made "up
front" by the developer, could a credit towards their park dedication be made
13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · TDD & Phone: (612) 441-7420 · Fax: (612) 441-7425
Memo to Planning Commission/Trottmmo
April 28, 1998
Page 2
as the project develops. The Commission said they would consider the
request.
On June 11, 1997, Ed Hasek and John Payton of Westwood Professional
Services, presented a revised Trott Brook Farms proposal. The proposed
development encompassed 280 acres and the park increased to 8.13 acres
(6.59 acres of upland). The proposed centrally located park included: a
ballfield, soccer, playfield (hockey in winter), tot lot, tennis/basketball court,
and picnic shelter. Three trail connections were proposed to the park. The
developer again requested credit be given for park improvements with the
phase 2 of the project. Also mentioned was that tot lots and other amenities
would be associated with the townhomes. The Commission approved the
park land dedication concept with a cash contribution to meet park
dedication requirements. The Commission also moved to have staffwork
with the developers to develop the Trott Brook as a linear park.
Furthermore, the Commission approved the concept of park dedication credit
for improvements made by the developers for Trott Brook Farms Park.
On April 8, 1998, Homer Tompkins and Ed Hasek again presented changes to
Trott Brook Farms Park. The proposed development increased from 280 to
360 acres with a total park dedication of 20.6 acres. The dedication included,
a centrally located park area increased from 8.5 acres (6.6 acres of upland) to
13.2 acres (9.8 acres of upland) with the previously ~roposed amenities. In
addition, the proposal included a 3.9 acre linear park along Trott Brook, and
a 3.5 acre passive area to the North along Trott Brook. The Commission
discussed whether or not 9.8 acres of park was adequate for the size of the
development and expressed support for the trail along Trott Brook and felt a
sidewalk should connect the Trott Brook to the central park area.
On May 13, 1998, Ed Hasek of Westwood presented the proposed parks for
Trott Brook Farms. The total park dedication presented was 17.2 acres
including: a 11.2 acre centrally located park with amenities (8.3 acres of
upland), 6 acre hnear park along Trott Brook, and cash or improvements to
go towards the remaining park dedication. (See Attachment A)
Park Dedication
The Elk River Subdivision Ordinance requires that an amount of land equal
in value to ten percent (10%) of the undeveloped land proposed to be
subdivided shall be set aside and dedicated ... or .... shall contribute to the
City an amount of cash equal to the fair market value of the undeveloped
land ....
f:\shrdoc\planning\stevewen\pcmmo\trottmmo.doc
Memo to Planning Commission~rottmmo
April 28, 1998
Page $
The 10% park dedication for a 360 acre development would be 36 acres of
park land, or cash.
Trott Brook Trail Corridor
The park dedication includes a trail corridor along Trott Brook that includes
Outlet E and D of the preliminary plat with a trail connection South through
the townhomes to the future County Road 12 bituminous trail. In the
Prehminary Plat the trail is not yet shown to be accessible from Street O or
County Road 12. The trail ends at a townhouse driveway which connects to a
townhouse road which connects to County Road 12.
Outlot E and D, in the Preliminary Plat, provide roughly 50 feet of open
space on each sides of the Brook. In the Southern half of the site this ensures
some protection of the Brook and public access. In the Northern half of the
site the Brook is encroached upon by large lots providing no open space or
public access, with a rehance on future development for a continuation of the
trail.
Neighborhood Park
The neighborhood park includes all the site amenities requested by the Park
and Recreation Commission. Concerns of the Park ahd Recreation
Commission include: amount of wetland included in the park, the close
proximity of amenities to the road and to residential lots without a buffer
space or landscaping and the tight nature of the park amenities in general.
Outlot F
Outlot F is not part of the park dedication endorsed by the Park and
Recreation Commission. The area at one time was propose as a 3.5 acre
passive recreation area. If this area would become part of the park
dedication, pedestrian linkages would be required. Furthermore, some
provision for maintenance access would need to be provided in the plat.
Hillside City Park
Hillside City Park, the old city dump site south of Trott Brook Farms, has
been endorsed by the Park and Recreation Commission as a wooded park
with rugged bike trails through out. This shall provide an alternative
location for recreation for families in the area provided there is a safe
crossing of County Road 12 off the County Trail.
f:\shrdoc\planning\stevewen\pcmmo\trottmmo.doc
Attac. ,ent A
Park and Recreation Commission Minutes Summery (Trott Brook Farms)
Date Development Proposed Parks Park Commission Recommendations and Comments
Acres Acres
3/12/97 300 acre approx. (3 acres) Central neighborhood park
16 acres (1-3) acres east of plat with trail system
Cash
5/14/97 300 acre 4.2 acre neighborhood park 6.4 Park include: a ballfield, soccer, playfield (hockey in
2.2 acres east of plat acres winter), tot lot, tennis/basketball court, and picnic
shelter
6/11/97 280 acres 8.13 acres (6.59 acres of upland) Central neighborhood park. approx. Park concept with cash contribution
3 Trail Connections to park. 11.13 Develop the Trott Brook linear park.
Tot lots and amenities with townhomnes acres Dedication credit for improvements made to park
4]8/98 360 acres 13.2 acres (9.8 acres of upland) Central neighborhood park. 20.6 Support for the trail along Trott Brook
3.9 acre linear park along Trott Brook acres Connect the Trott Brook to the central park area with
3.5 acre passive area to the north along Trott Brook a sidewalk
5/13/98 360 acres 11.2 acre (8.3 acres of upland) Central neighborhood park. 17.2 Accepted concept as park dedication
6 acre linear park along Trott Brook acres
Cash or improvements
Planning Commission Minutes
May 26, 1998
Page 4
3. A LETTER OF CREDIT IN THE AMOUNT OF 100% OF THE COST OF PUBLIC
IMPROVEMENTS BE PROVIDED PRIOR TO RELEASING THE PLAT FOR RECORDING.
A SURETY BOND IN THE AMOUNT OF 25% BE PROVIDED TO THE CITY UPON
COMPLETING PUBLIC IMPROVEMENTS FOR A ONE YEAR PERIOD TO GUARANTEE
QUALITY OF WORK.
5. SURFACE WATER MANAGEMENT FEE IN THE AMOUNT OF $550.64 BE PAID PRIOR
TO RELEASING THE PLAT FOR RECORDING.
6. PARK DEDICATION FEE IN THE AMOUNT OF $3900.00 BE PAID PRIOR TO
RELEASING THE PLAT FOR RECORDING.
7. A SEAL COATING FEE TO BE DETERMINED BY THE CITY ENGINEER PAID PRIOR TO
RELEASING THE PLAT FOR RECORDING.
8. STREETLIGHTS BE PROVIDED PER ELK RIVER UTILITIES RECOMMENDATION.
9. APPLICANT SHALL OBTAIN ALL NECESSARY PERMITS PRIOR TO ANY WETLAND
DISTURBANCE.
10.
THE DEVELOPER GRADE AND SEED THE PROPOSED ROAD TO THE PLAT'S WESTERN
BOUNDARY AND PROVIDE THE CITY PAYMENT TO INSTALL BITUMINOUS AT A
LATER DATE.
11.
IF INDIVIDUAL SEWAGE DIGESTERS ARE USED, THE HOMEOWNERS MUST
CONTINUOUSLY HAVE A MAINTENANCE AGREEMENT WITH PROFESSIONALS TO
SERVICE THE DIGESTERS AND REMOTE MONITORING OF THE PUMP IS REQUIRED
TO ENSURE IT IS OPERATIONAL.
12. OUTLOTA BE MADE PART OF LOT 8 AND OUTLOT B BE COMBINED WITH THE
ADJACENT PARCEL TO THE SOUTH.
13.
A DEED RESTRICTION BE RECORDED WITH THE PLAT TO PREVENT FURTHER
SUBDIVISION OF THE LOTS WITHIN THE PLAT UNLESS THE ZONING IS CHANGED.
COMMISSIONER MORRIS SECONDED THE MOTION. THE MOTION CARRIED 5-0.
6.4.
Request by Contractor Property Deve opers Company (CPDC) Request for Zone
Chan.qei Public Hearin,q Case No~ ZC 97~1
6.5. Request by CPDC for Conditional Use Permit, Public Hearin.q Case No. CU 97-11
6.6.
Request by CPDC for Preliminary Plat Approval (Trott Brook Farms), Public Hearin.q
Case No. P 97-8)
Staff report by Scott Harlicker. Contractor Properties Development Company
(CPDC) has requested the following:
1. Rezoning 361 acres from Rle (Single Family Residential) and Rlc (Single Family
Residential) to PUD (Planned Unit Development).
2. Preliminary plat to subdivide 361 acres into 357 single family lots and 252
townhome lots.
Planning Commission Minutes
May 26, t998
Page 5
2. Preliminary plat to subdivide 361 acres into 357 single family lots and 252
townhome lots.
3. Conditional use permit request for a 361 acre residential planned unit
development.
The following individuals involved in the Trott Brook Farms development were
introduced:
Homer Tompkins - President of Contractor Property Developers Company
Ed Hasek - Westwood Professional Services
Terry Foreport- Lungren Bros. Builders
Bill Henderson - Bright Keys Building & Development Corp.
Fran Hagen - CPDC Design Engineer
Mr. Ed Hasek reviewed changes since the Planning Commission's last review of
the Trott Brook Farms plat. The project has increased in size from 280 acres to 360
acres. The number of lots has increased from 322 single family lots and 200
townhouse lots to 352 single family lots and 257 townhouse lots. The property
contains 56 separate wetland areas with a total combined acreage of 102 acres
(28% of total property); the smallest being approximately 100 sq. ft. and the
largest is 40 acres. Woodland areas total 132 acres (25% of the total property).
Mr. Hasek reviewed the location of the multi-family housing, the gas line
easement, width of road easements and accesses to the site. He noted there will
be 4, 6 and 8 unit townhome buildings. The single family lots range in size from
9,800 square feet (70'x140') to 1+ acres. Mr. Hasek explained that their intent is to
preserve as many trees as possible, but he estimated there will be a loss of
approximately 60% of the existing trees. It may be possible to reduce that
amount by 10-15% with custom grading. They will attempt to provide some
incentive to builders to custom grade the wooded lots. Mr. Hasek pointed out an
area where there currently is oak wilt.
Mr. Hasek explained where main collector streets will have a 7' wide bike path on
both sides and 6' sidewalk on one side and the location trail connections to the
park and proposed Trott Brook trail.
Terry Foreport of Lungren Bros. reviewed the Heritage series homes proposed for
Trott Brook Farms, ranging in base price from $130,000 - $170,000. The Heartland
edition ranges from $180,000 - $250,000. He explained the attached and
detached maintenance-free townhome products they offer, ranging in price
from $180,000 - $230,000. Mr. Foreport noted they offer 8-9 single family home
plans with 4-5 different elevations. Mr. Foreport explained the challenge of
custom grading wooded lots and the fact that trees may still die years later as a
result of the construction traffic.
Bill Henderson of Bright Keys Building and Development Corporation, indicated
they plan to construct townhomes in the development ranging in base price from
$100,000 to $130,00. Plans include 140 "front-to-back" townhomes and 170
"back-to-back" townhomes. They will range in size from 1,4050 - 1,800 sq. ft. and
will have 2 bedrooms with a loft upstairs. In locations where the water table will
allow, some of the townhome will have basements. Mr. Henderson noted their
Planning Commission Minutes
May 26, 1998
Page 6
Chair Mesich expressed his concern that he does not want to see this type of
"barracks" townhome construction at the gateway to the City of Elk River. He
suggested that different types of plans and exterior materials be used to vary the
look of the townhomes.
Homer Tompkins of CPDC, suggested the Planning Commissioners visit the sites
where Bright Keys has completed townhomes so that they may visualize the type
and quality of construction. The Commissioners indicated it may be possible to
visit the sites during a mobile workshop.
Chair Mesich indicated did not support the 70' wide single family lots, nor the
density of townhomes. Commissioners Thompson, Chambers, Schuster and Morris
were in agreement that they were comfortable with the housing mix. Chair
Mesich stated he would need to see some reason for the 70' lots, other than for
the developer to sell more lots. Commissioner Thompson expressed her
satisfaction with the plans for trails and sidewalks.
Discussion followed regarding the accesses and entryways to the project, the
number of cul-de-sacs, and creating landscaping, lighting and street themes.
Fran Hagen of CPDC, explained that development of the project would begin to
the south, since that is where utilities will be available first. He noted that they
may build a portion of the new County Road No. 13 alignment in order for the
utilities to be extended to the site.
Chair Mesich expressed his concern for the impact this large development will
have on the school district.
Commissioner Morris questioned what happened to the sliding hill which was
discussed. Mr. Hasek reviewed the park concept, and explained that there is a
natural sliding hill to the east of Trott Brook that the City may wish to acquire if
and when the property is developed.
Commissioner Schuster questioned what the plans are for the large wetlands. Mr.
Hasek explained that Outlot A may be utilized by the City as a regional storm
water ponding area. He indicated that the Park & Recreation Commission was
interested in Outlot B as passive nature area but they were not willing to give
them any credit toward their park dedication for it.
Chair Mesich opened the public hearing.
Tom Christian, 10989 181st Avenue, expressed concerns for increased traffic which
would be associated with the proposed plat. He stated he is most affected by
this development since he is closest to the property.
COMMISSIONER THOMPSON MOVED THE PLANNING COMMISSION CONTINUE THE
PUBLIC HEARING FOR THE REQUEST BY CPDC FOR A ZONE CHANGE, CONDITIONAL
USE PERMIT AND PRELIMINARY PLAT APPROVAL TO THE NEXT SCHEDULED MEETING.
COMMISSIONER MORRIS SECONDED THE MOTION. THE MOTION CARRIED 5-0.
Planning Commission Minutes
July 28, 1998
Page 4
6.16. Request by Contractor Prope~ Developers Company (CPDC) for Zone Chan.qe,
Case No. ZC 97-1
6.17. Request By CPDC for Conditional Use Permit, Case No. CU 97-11
6.18. Request byCPDC for Preliminary Plat Approval (Trott Brook Farms), Case No.
P 97-8
Terry Maurer, City Engineer, indicated that city staff and the developers have
come to an agreement on all issues except one regarding density of the
townhomes in the southwest corner of the plat. The issues that have been
resolved are as follows:
- The number of lots less than 80' wide have been reduced from 47 to 14
- The right-of-way issue has been resolved
- The 32' wide public street issue
- Number and size monument signs have been reduced
Terry indicated the developer has proposed to reduce the number of townhomes
located in the southwest corner by 4 units (2 eight plexes reduced to six plexes).
Staff proposes the total number of these units be reduced from 156 to 144 in order
to create more open space.
Ed Hasek of Westwood Professional Services, presented a graphic which he felt
illustrated the desired increased open space and reduction in density.
Commissioner Cote indicated he felt the density was still to high. A discussion
followed regarding the density of the townhomes.
Chair Mesich opened the public hearing.
John Kuester, Planning Commission representative, expressed his concern that
the proposed park should be larger, and was concerned the wetlands in the park
and adjacent to it will increase in size over time. He suggested filling of some of
the wetlands be considered.
There being no other comments from the public, Chair Mesich closed the public
hearing.
Terry Maurer, City Engineer, indicated he did not feel the Wetlands Tech Panel
would look favorably on filling of wetlands to create more park land.
Commissioner Morris questioned why the developers have not reduced the
number of townhome units to meet the Planning Commission's request.
Ed Hasek indicated the developers will be working with staff between now and
the City Council meeting on August 3rd to further address this issue.
COMMISSIONER COTE MOVED THE PLANNING COMMISSION RECOMMEND
APPROVAL OF THE REQUEST BY CONTRACTOR PROPERTY DEVELOPER'S COMPANY
FOR REZONING, PUBLIC HEARING CASE NO. ZC 97-1, BASED ON THE FOLLOWING
FINDINGS:
RECENTLY APPROVED CHANGES TO THE ROAD NETWORK HAS IMPROVED
TRANSPORTATION TO WARRANT A REZONING.
A PLANNED UNIT DEVELOPMENT ALLOWS A COMPREHENSIVE REVIEW OF
DEVELOPING THE PROPERTY.
THE PROPOSED REZONING WILL BE CONSISTENT WITH THE CITY'S
COMPREHENSIVE PLAN.
A PLANNED UNIT DEVELOPMENT ALLOWS FOR FLEXIBILITY IN SUBDIVISION
DESIGN.
COMMISSIONER KUESTER SECONDED THE MOTION. THE MOTION CARRIED 7-0.
COMMISSIONER COTE MOVED THE PLANNING COMMISSION RECOMMEND
APPROVAL OF THE REQUEST BY CONTRACTOR PROPERTY DEVELOPER'S COMPANY
FOR PRELIMINARY PLAT APPROVAL AND CONDITIONAL USE PERMIT FOR TROTT
BROOK FARMS, PUBLIC HEARING CASE NUMBERS P 97-8 AND CU 97-11, WITH THE
FOLLOWING CONDITIONS:
THE NUMBER OF TOWNHOUSES IN BLOCK 2 OF THE TOWNHOUSE
DEVELOPMENT IN THE SOUTHWEST CORNER OF THE SITE BE REDUCED BY AT
LEAST 8 ADDITIONAL UNITS, FROM 156 TO 136 TOTAL UNITS.
o
THAT THE DEVELOPER WORK WITH STAFF TO CREATE A LARGER CENTRAL
OPEN SPACE IN THE TOWNHOUSE DEVELOPMENT IN THE SOUTHWEST CORNER
OF THE PLAT.
THAT THE DEVELOPER DEMONSTRATE ON THE GRADING PLAN HOW THE TROTT
BROOK TRAIL IS ACCESSED FROM STREET O.
ELEVATIONS FOR THE TOWNHOUSE DEVELOPMENTS BE SUBMITTED FOR
REVIEW AND APPROVAL.
SIGNAGE FOR THE DEVELOPMENT SHALL BE REVIEWED AND APPROVED BY
STAFF.
ALL COMMENTS RAISED BY THE DEPARTMENT OF NATURAL RESOURCES SHALL
BE INCORPORATED INTO THE PLAT.
o
EACH SINGLE FAMILY LOT SHALL RECEIVE 1 STREET TREE AND 1 FRONT YARD
TREE; CORNER LOTS SHALL RECEIVE 1 STREET TREE AND 1 FRONT YARD TREE
PER STREET FRONTAGE.
A LANDSCAPING PLAN FOR THE TOWNHOUSE DEVELOPMENTS SHALL BE
SUBMII'rED FOR REVIEW AND APPROVAL BY THE CITY.
THAT THE DEVELOPER PROVIDE A PEDESTRIAN AND MAINTENANCE VEHICLE
CORRIDOR TO OUTLET F FROM STREET N AS PER CITY ORDINANCE TO BE
COORDINATED WITH A SEWER AND WATER CORRIDOR TO THE EAST OF THE
PLAT.
10.
11.
SETBACK OF 25 FEET FROM THE FRONT PROPERTY LINES ON ALL STREETS
EXCEPT STREETS A, F, J, O, R AND S
ALL COMMENTS OF THE CITY ENGINEER SHALL BE INCORPORATED INTO THE
PLANS.
12.
PRIOR TO THE ISSUANCE OF ANY BUILDING PERMITS A DEVELOPMENT PLAN
BE SUBMITTED OUTLINING STYLE OF HOUSE AND FINISHED GRADES ON EACH
LOT.
13.
ALL STREETS BE BUILT TO CITY STANDARDS WITH THE EXCEPTION OF STREET A
WHICH WILL BE LARGER.
14. ALL COMMENTS FROM THE DNR SHALL BE INCORPORATED INTO THE PLANS.
15.
16.
ALL COMMENTS OF THE CITY ENGINEER BE INCORPORATED INTO THE PLANS.
RECOMMENDATIONS OF TIM EDGETONOF THE SHERBURNE COUNTY TREE
BOARD BE INCORPORATED INTO THE PLANS.
17.
A DEVELOPERS AGREEMENT AND PUD AGREEMENT SHALL BE SIGNED AND
RECORDED PRIOR TO RECORDING THE PLAT.
18.
PLAT APPROVAL IS CONTINGENT UPON THE REZONING AND CONDITIONAL
USE PERMIT FOR A PLANNED UNIT DEVELOPMENT BEING APPROVED.
19.
20.
21.
22.
23.
24.
25.
26.
PARK DEDICATION FEES BE PAID PRIOR TO RELEASING THE PLAT FOR
RECORDING.
SURFACE WATER MANAGEMENT FEES BE PAID PRIOR TO RELEASING THE PLAT
FOR RECORDING.
HOMEOWNERS ASSOCIATION DOCUMENTS SHALL BE REVIEWED BY THE CITY
PRIOR TO RELEASING THE PLAT FOR RECORDING.
STREET LIGHTS SHALL BE INSTALLED PER ELK RIVER UTILITIES
RECOMMENDATIONS.
THE CITY ACCEPT OUTLOT F AS A CHARITABLE CONTRIBUTION FROM THE
DEVELOPER.
A LETTER OF CREDIT BE PROVIDED TO THE CITY IN THE AMOUNT OF 100% OF
THE COSTS OF PUBLIC IMPROVEMENTS.
UPON COMPLETING ALL OF THE IMPROVEMENTS AND HAVING THEM
ACCEPTED BY THE CITY, A WARRANTY BOND IN THE AMOUNT OF 25 % OF THE
IMPROVEMENT COSTS SHALL BE SUBMITTED TO THE CITY FOR A ONE YEAR
PERIOD.
WATER AVAILABILITY CHARGE BE PAID PRIOR TO RELEASING THE PLAT FOR
RECORDING.
27. ALL NECESSARY PERMIT SHALL BE RECEIVED PRIOR TO COMMENCING WORK
WITHIN ANY EASEMENTS.
28. ALL COMMENTS IN PHIL HALS, THE STREET/PARK SUPERINTENDENT, SHALL BE
INCORPORATED INTO THE PLANS.
29. ALL MAILBOXES SHALL BE CLUSTERED.
30. LANDSCAPE EASEMENTS SHALL BE INCLUDED AROUND ALL DEVELOPMENT
AND NEIGHBORHOOD SIGNS.
COMMISSIONER THOMPSON SECONDED THE MOTION. THEMOTION CARRIED 7-0.
07/07/98 11:59 FAX 9375822 Westwood Prof. Services ~002
Development Summary
Trott Brook Farms
Elk River, Minnesota.
Submitted lo:
Resubmitted ~ June 1998
(Revised July 1998)
City of Elk River
13065 Orono Parkway
PO Box 490
Elk River, MN 55330
Submitted
Contractor Property Developers Company
9110 83~ Avenue North
Brooklyn Park, MN 55445
Prepared b:':
Westwood Professional Services, Inc.
7599 Anagram Drive
Eden Prairie, MN 55355
07/07/98 12:00 FAX 9375822 Westwood ?rof. Servlces ~,~,,~,o
Table of Contents
Project Summary
Development Evaluation
Reduced Drawings
07 07/98 12:00 FAX 9375822 Westwood Prof. Services ~004
WESTWOOD PROFESSIONAL SERVICES, INC.
June 30, 1998
TROTT BROOK FARMS
PROJECT SUMMARY AND NARRATIVE
Elk River, Minnesota
Ref. No.
96367
PROJECT SUMMARY
PROJECT NA~ ]~
Trott Brook Farm5
East of County Road 13, North of County Road 12 and west of Trott Brook.
OWNER
Contractor Prope~ ty Developers Company (CPDC)
9110 83e Avenue North
Brooklyn Park, MN 55445
Contact: Homer '['ompkins (612) 627-0823
DEVELOPER/A PPLICANT
Contractor Propel ty Developers Company (CPDC)
9110 83rd Avenue North
Brooklyn Park, W.N 55445
Contact: Homer Tompkkns (612) 627-0823
PROPOSED BU[LDERS
BrightKEYS Bui] ding and Development Corp.
Lundgren Brothe~ s
SITE PLANNIN G, SIYRVEYOR, ENGINEER
Westwood Professional Service, Inc.
7599 Anagram D:-ive
Eden Prairie, MN 55344
Contact: Ed Has{& (612) 937-5150
PROJECT NARRATIVE
TROTT BP, OOK FARMS 1
07/9~/9~ .... 12:..00 FAX 9375822 WestwooO ~roI. ~ervlces
WESTWOOD PROFESSIONAL SERVICES, INC.
DEVELOPMENT DATA
ZONING/LAND USE
Existing Zoning:
Existing Land Use
Guide Plan:
Proposed Zoning:
PrOposed Land Us,x
R-lc and R-1 e - Residential
Fan'n and Undeveloped
Residential
P.U.D. - Residential Mixed Use
Residential
PROPOSED DE~'ELOpMENT SLrMMARY
Total Site Area: 365.4 acres
Total Units Propo: ed: 630 units
Townhouscs: 280
Detached SF: 350
Overall Density:
Total Wetlands (5;):
Total County R.O.W.:
Net Upland Devel~pment Area:
2.5 units/acre
102.2 acres
11.4 acres (including proposed)
251.8 acres
REQUESTED ACTION
The action request ~d is for a revision of the Comprehensive Plan and P. czoning of the
property to allow tae development of a residential P.U.D. generally under the R-lc and
R-le zoning guide.ines of the ordinance. The approval of a C.U.P. and a Preliminary Plat
for the subdivision of the property is also being sought.
PROJECT NARRATIVE
EXISTING CON DITIONS
The 365.4 acre sit{: is currently in three main uses. The northern half is undeveloped and
consists ofwetlancts, rolling wooded hills, and open meadows. The southern half
generally consists )f agricultural and hog fanning operations with the western area being
a large 40 acre welland. Trott Brook flows south along a significant portion of the eastern
property boundary.
SOILS/SLOPES
Upland soils gene~ ally consist of fine to coarse, sandy loams of the Nebishand
Mahtomedi series. Slopes range from 0 to an excess of 30% across the site.
Approximately 39 acres of the site consist of slopes in excess of 18%. Several areas
central to the site t.ave been previously excavated for sand and gravel deposits.
Numerous depressions and wetlands consist of soils of the Seelyeviles and Bowstring
series, and area typically mucky and flooded. Upland and wooded wetlands are
characteristic of those found in maturing oak woodlands. Soil borings have been done
over a significant ;~rea of the site, and the reports have been submitted to the City.
PROJECT NARRATIVE
TROTT BROOK FARMS 2
07/07/98 12:01 FAX 9375822 Westwood Prof. Services ~006
WESTWOOD PROFESSIONAL SERVICES, INC.
VEGETATION
The southern half (,f the site is generally devoid of vegetation with the exception of
shelterbelts around two farmsteads, and along County Road 12. Wooded portions of the
northern half of thy property consist of maturing oak woodlands with areas of planted
pines, aspen grove:~, black ash and boxelder/cottonwood stands. Preliminary site
inspection with thc county forester has identified one area of oak wilt in the east central
part of the property. The area is rather isolated, and a program to deal with the diseased
trees will be impl¢:nented. The majority of the wooded portions of the property have
been previously gr ~zed as evidenced by the existing understory plaint species.
WE~
With the inclusion of an additional 80 acres to the original project area, the project now
includes a total of.21 separate and. delineated wetlands covering 102.2 acres. Included are
small woodland pc nds, feedlot ponds, reed canary and cattail marshes, and Trott Brook.
Approximately 65 acres of wetlands are contained in two large complexes in the west
central and northeast comer of the site. Wetland delineation has received confirmation
from the NRCS.
ABUTTING LAI~ USES
Surrounding land uses include undeveloped farmland to the north, residential and
industrial development to the west, undeveloped and park land to the south, and
agricultural land tc the east. Properties to the north and east are character/zed by
numerous wetland ;, rolling wooded hillsides, and open farm fields.
ACCESS
Access to the prop-~rty will come from County Road 13 to the west, and County Road 12
on the south. Plans are currently underway to realign County Road I3 to the east of the
natural gas facility, potentially providing an additional access location to the southern
portion of the project.. County Road 12 is also being planned for an upgrade to four lanes
in the near future. Trails and/or walkways are being proposed as a element of both
projects.
PROPOSED DEVELOPMENT
This proposal is fcr the development of 630 residential mixed use units over 365 acres of
generally rolling a ad wooded property motteled with numerous wetlands. The project
will be phased and developed over the next 6 to 8 years, and has been designed to offer a
variety of opportunities for distinctive living in the Elk River community by
implementing the ?lanned Unit Development (PUD) process.
PROJECT NARRATIVE
TROTT BROOK FARMS 3
.. ~07~.98 12:01 FAX 9375822 Westwood Prof. Services ~007
WESTWOOD PR£ FESSIONAL SERVICES, INC.
PLANNED UNIT DEVELOPMENT ~UD)
The most significmtt benefit of a PUD of this type io the Elk River community is that one
reputable develope.' will control the development of 365 acres of residentially zoned
property. Construe tion of multiple housing types, development of neighborhoods, and ,
the associated infr, structure and amenities will all be planned at one lime, and will be
designed to serve a large area in planned phases. The entire project will be developed as
smaller neighborh¢ ods, but will be tied together by a central park area, trail systems,
monumentation and signage, landscaping, etc. to create one overall mixed use residential
community.
The PUD allows ti:. e flexibility to manipulate and transfer allowed density to less
sensitive areas of tlte project. The proposed overall density of 2.5 units per acre is
significantly less titan that which could be developed within the existing zoning districts
(3.1 un/ac) at the expense of the site and its amenities.
The PUD also offe:s the incentive to preserve open space and other site amenities such as
wetlands, woodlands, and topography by allowing less sensitive areas to be more
intensely developet. While the R-lc and R-lc zoning districts require specific lot
dimensions, sizes, ~etbacks, etc., the PUD provides a mechanism by which the spirit of
the ordinance can l,e maintained, but the letter of the ordinance may be altered. Required
lot area ranges fror.a 11,000 s.f. to12,000 s.f. by district. The average single family lot
size as proposed is 20,804 s.f.. The average area per unit for the entire development is
15,245 s.f.. The required lot width by ordinance is 80ft. at the setback line. The average
proposed single fmnily lot width is 93 ft..
RESIDENTIALTOWNHOME UNITS
Three areas of tow ~houses (one north and two south) offer different living environments.
The northern 39 urJts are set in wooded rolling hills and area accessed by a private 28
foot private drive t) preserve the wetland areas and woodlands on the site. These units
will have the poter tial to be walk-outs, and will be the largest of the town_home units
being proposed.
The southwestern 156 units are spread across an existing open field of relatively flat
property, and around a series of wetlands. These units will be accessed by a 60' public
right of way with ~ 34 foot street cross section. Three to eight unit structures have been
designed, and varied structural detailing and color will be employed to provide a varied
building mass and character from the street frontage. Back-to-back buildings will be two
story slab-on-grad,;. Row townhomes will vary from two story slab-on-grade to single
story walkouts.
The southeastern ~5 units are developed around a series of wetlands and ponds, and are
placed to avoid a '/5 foot pipeline easement which bisects the entire property from west to
east. This area of'he development will be served by a private 28 foot private street with
access off County Road 12 and the projects interior collector roadway system. Unit types
will be the same a2: described for the southwestern area above.
PROJECT NARRATIVE
TROTT BROOK FARMS 4
07/07~9{_.12:02 9375822 Westwood Prof. Services ~008
WESTWOOD PROFESSIONAL SERVICES, INC.
All townhomc unit~; will be individually landscaped based on orientation and aspect.
Existing vegetation and topography as well as additional berming and landscape plantings
will be implemcntct to provide screening fi:om County l~oads 12 and 13.
SINGL]~ FAMIL]~
The remaining type s of residential deveiopment are single family lots ranging in lot size
fi:om a minimum o~'73' by 140' (10,200 sq. ft.) in the south, to in excess of one acre in
the north. The size of the lots and general intensity of development is in response to the
natural character of the property. Smaller lots have been proposed in areas mixed
throughout the project where their impacts to natural features can be minimized. Larger
lots are generally located adjacent to wetlands and where significant areas of trees and
topography exist.
The desire to prese:'ve thc character of thc site, the need to serve the development with
utilities and paved ::oadways, and the opportunity to provide a unique residential
community all leni to thc Trott Brook Farms residential development.
Trott Brook Farms offers the home owner a number of amenities to consider. Winding
roads cut back and forth around preserved wetlands, hillsides, and woodlands. A central
collector through fl~e project offers ease of access to the various sub-neighborhoods
within the development and the City's collector roadway system.. Trails and walkways
will be incorporate, i to aid the hiker/biker, move between their homes and the parks,
commercial areas, ..;chools, etc., in the community.
A central park area of approximately 11.5 acres has been incorporated to provide
neighborhood park facilities to residents of Trott Brook Farms. Facilities are planned to
include a ball riel& soccer field, hockey rink, hard-court surface, picnic shelter, tot lot,
and trails. The p~ also includes amenities such as woodlands, ponds and wetlands
which are all repre:;entative of the overall character of thc project. Property is also being
dedicated to the city for the development of a natural trail system along Trott Brook. The
intent is to connect various parks and open spaces in the eastern part of the city to the
system as a whole. Trott Brook Farms will provide the first link in this system.
It is the intent of the developer of this project to preserve and protect the natural amenities
of the site to the gr ~atest degree possible through the use of careful lot design and good
construction and rnanagement practices.
As the owner, Con,actor Property Developers Company intends to develop thc property
once they receive c very governmental approval necessary for development to occur. As a
wholly owned sub~, idiary of Schercr Bros. Lumber Co. with annual sales in excess in One
Hundred Million (',; 100,000,000.00), Contractor Property Developers Company offers the
financial integrity ;md resources of an industry leader with over 60 years experience.
PROJECT NARRATIVE
TROTT BROOK FARMS 5
07/07/98 12:03 FAX 9375822 Westwood Prof. Servlces ~009
WESTVVOOD PRC FESSIONAL SERVICES, INC,
Contractor Prope~' Developers Company is synonymous with the highest quality
standards of reside]~tial development in the Twin Cities. Our projects are highlighted by
preserving the natu:al beauty of the land, grading pleasing contours, curving streets,
saving trees, spacic us entries and enhanced park amenities within each subdivision.
Contractor Property Developers Company through our other subsidiaries of Schcrer Bros.
Lumber Co. provides luxury custom home builders a complete package of coordinated
marketing and advc:rtising, residential construction financing, and crafted home building
supplies.
PI~OJ-ECT PHAS [NO
Project phasing wil 1 begin in the south and will follow the extension of trunk utility
systems. Phase I i; anticipated to include a portion of the townhousc and single family
developments offl:oth County Roads 13 and 12 to the south, and will also include the
construction of the park area central to the development. Project build out will be market
driven, will follow the natural extension of services, and is anticipated to be completed in
6 to 8 years.
ENVIRON1VIEN'I AL
Both a Phase One :md Phase Two Environmental Site Assessment have been performed
on the property, an:l a mandatory EAW is currently being reviewed by affected agencies.
We have reviewed the property with the County Forester to identify potential oak wilt,
and have also cont'acted a consultant to perform a cultural resources survey of the site.
Clean up of the ex/sting hog feedlot has akeady commenced, and will continue until all
buildings have beea razed, and all debris has been collected and removed from the site.
Wetland permitting is also currently under way, and access permits will be sought from
the county as required.
PROJECT NARRATIVE
TROTT BROOK FARMS 6
07/07/98 12:04 FAX 9375822 Westwood Prof. Servlces ~010
Westwood Professional Services,
W
7599 Anagram Drive
Eden Prairie, MN 55344
Phone: $12-937-5150
Fax: 612-937-5822
Toll Free: 1-888-937-5150
~:rnaii: wps~wes~oodps.com
at the Setback at the Setback
3 22 1,920 87.3
4 16 1,580 98.7
6 14 1,330 95.0
7 9 740 82.2
8 2 225 112.5
9 '~4 6,135 95.8
10 36 3~575 99.3
11 9 850 94.4
12 12 1,200 100.0
13 26 2,200 84.6
14 56 5,480 97.8
15 ...[ 70 5,950 '85.0
16[ 14 1,500 107.1
TOTALS It 350 32,685 II , 93.4
NOTE: 47 lots have a width less than 80 feet at the front setback
365.4 Acres ' 125.2 Acres 240.2 Acres
(12 & 13) (12 & 13) (12)I
11.4 Acres 7.7 Acres 3.7 Acres
-
102.2 Acres 48.6 Acres 53.6 Acres
a 251.8 Acres 68.9 Acres 182.9 Acres
-- (Area(.85)/Lot Size) (Area(.85)/11,000) (Area(.85')/12,000)
797 Units 232 Units 565 Units
3.16 Units/Acre 3.37 Units/Acre 3.08 Units/Acre
Total Area
County R.O.W.
Wetlands
Net Developable Ar~ a
Potential Units
Net Potential Densit:r
07/07/98
Designing the Future Today...since 1972
07/p7/~8.. 12:04 FAX 9375822 Westwood Prof. Services ~011
Liiii
3 22 373,206 16,964
4 16 254,156 15,885
6 " 14 401,676 28,691
7 9 149,997 16,664
8 2 46,345 23,172
9 64 1,748,374 27,318
10 36 685,784 19,050
li 9 137,062 15,229
12 12 199,983 16,657
13 26 414,225 15,932
-- 14 56 1,352,806 24,157
15 70 1,220,785 17,440
16 14 296,916 21,208
Total Units
Density
Area Per Unit (Or erall)
Average Area Per
Single Family Unit
Average Area l'er
Multiple Family Unit
Lot Width
797
630 (79%)
(Single Family - 167.15 Acres)
(Multiple Family - 53.33 Acres)
3.16 Units per Acre 2.51 Units per Acre
11,000 - 12,000 s.f. 15,245 s.f.
11,000 - 12,000 s.f. 20,804 s.f. *
11,000- 12,000 s.f. 8,297 s.f.
80 ft. 93.4 ft..
2 lots are smal .er than 11,000 s.f. minimum required by the R-lc Zoning District
07/07/98
0.~(09/9.8 15:23 FAX 9375822 t~:estwood Prof. Services ~001
Westwood Professional Servic ~s, Inc.
MEMORANDUM
To: Scott Harlicker, (;ity of Elk River
Ref: 96367
From: Ed Hasek, Wesh~,ood
Date: July 9, 1998
Re: Addendum 1 - T :ott Brook Farms PUD
[] 7599 Anagram Drive
Eden Prairie, MN 55344
612-g37-5150
FAX 612-937-5822
[] 104 Marry Drive, #3
Buffalo, MN 55313
612-682-2587
FAX 612-682-2639
I have contacted the sch(,ol district to inquire about the issue of the need for a new school based on thc Trott
Brook Farms PUD project as addressed by the Planning Commission. Mr. Bruce Powers, Administrator of
District Standards provk.ed the following information concerning the districts methods for evaluating need
and determining the potential for new expansions. His comments are as follows;
Projected student po' )ulation is estimated annually based on two methods. 1 .) Census maili: ag based on utility information.
2.) Projected res dential development (one student per household for new projects).
New construction is based on three issues prioritized as follows; 1.) Tax capacity (bonding not to exceed 20% of capacity).
2.) Politics ( usually done in a major election year).
3.) Need (want t ) be to at least 80% of full capacity upon occupancy of new construction).
· For Trott Brook Fan ns they would estimate 630 students and phase the development over 5 years.
Therefore they project 126 students per year over the next 5 years.
Based on this projec: as well as other projects either under construction or pending approval, one new
school would appem to be needed in the near future. The need, type or location of any new or expanded
facility has yet to be fully determined. This decision is ultimately made by the School Board.
· Census, student pop, flation projections and other data are all available from the School District upon
request.
Westwood Professional Services -//. ~ ,.,-.~.,~pa,ges ,~
Eden Prairie, MN 55344
Ph. 612-937-5150 CoJDept.
o\ctw§\96367\6367MAP 2-20-97 9~41~02 0, m CEN
HUDS
ST, N,W.
cQNCO~
C)
F- Z
3>
C~NCORD
NEADBWVALE RD,
zig
SEYMDUR AVE,
RUSH AVE N.W,
JACKSON
< -,%
YALE SI
EVANS
RD,
LINE AVE
TP-.OTT
XAVIE
.¥
.m
ST,
ST, N,W,
ST,N,W,
TYLER
KENNEDY
COUNTY
I~AM~EY OOUNTY
CLEVELAND AVE, N,W.
DAVIS ST, N,W.
5HER~URNE
ANOKA
TROTT BROOK FARMS
~1~'~,~1~ ~..O~A~ll~y DATE ____ REG. NO
Pe -pective Sketch
Entry off County Road 12
Westwood
. ?erspective Sketch
View from County Roads
12& 13
:!
\ \
i/ I
GOPHER STA'~ 0t41~ GAU.
IREVISIONS
~/~2/~
WIItwood I .... --- '' '-- ..... I~'
Contractor Property
Developers Company
Trott Brook
Farms
PON~
) 11
/
(,-/
'x
15
~4 I t5
Trott Brook Park
~T
TROTT
FARMS
Monument & Fencing Details
Contractor ~Property
Developers ~ompany
)(
Preliminary
Details
:DRAFT
SPECIAL MEETING OF THE ELK RIVER PLANNING COMMISSION
HELD AT ELK RIVER CITY HALL
TUESDAY, JULY 14, 1998
Members Present:
Members Absent:
Staff Present:
Chair Mesich, Commissioners Chambers, Cote, Kuester, Morris
and Schuster
Commissioner Thompson
Scott Harlicker, Assistant Planner; Steve Wensman, Planner; Pat
Klaers, City Administrator; Terry Maurer, City Engineer; Peter Beck,
City Attorney; Debbie Huebner, Recording Secretary
Pursuant to due call and notice thereof, the meeting of the Elk River Planning
Commission was called to order at 6:30 p.m. by Chair Mesich.
COMMISSIONER COTE MOVED TO APPROVE THE JULY 14, 1998 PLANNING
COMMISSION AGENDA. COMMISSIONER KUESTER SECONDED THE MOTION. THE
MOTION CARRIED 6-0.
Terry Maurer indicated the following issues will be reviewed:
1. Land use
2. Environmental
3. Street and utility
4. Grading and drainage
5. Park and recreation
6. Miscellaneous issues
Homer Tompkins, President of Contractor Property Developer's Company, provided
a general overview of the proposed 365 acre mixed residential project.
Bill Henderson of BrighfKEYS Homes, indicated he will be constructing the
townhome/twinhomes included in the project. Mr. Henderson noted that he has
been building in the Twin Cites for 9 years and his company has won several
Reggie and Trillium Awards. Mr. Henderson reviewed changes made in the design
Special Planning Commission Minules
July 14, 1998
Page 2
plans for the townhomes as follows: 1 ) entrances for the end units have been
changed to the side, canopies and rounded windows have been added; 2) the
plan has been changed fo include single level row units (former plan had 2-story
back to back)~ 3) the townhomes in the northwest area have been changed to
single level units.
Ed Hasek, Westwood Professional Services, explained that the project has grown
from the original 280 acres to 365 acres. He reviewed concept and site plans
illustrating wetlands, forestry, sidewalks and trails.
Mr. Hasek stated a 11.5 acre park will be located in the center of the park and 6
acres of property along Trott Brook will be dedicated to the city for a trail.
Amenities will be installed in the park which will be credited toward their park
dedication fees. A 23 acre parcel located in the northeast corner of the property
will be dedicated to the city, but he noted the Park & Recreation Commission was
not willing to give any credit since the site is mostly wetland.
Mr. Hasek explained that the first phase of the development will consist of 64
townhomes and 84 single family homes (approximately 32% of the construction of
the site). Lungren Bros. Homes will be constructing 8 different styles of the
Heartland series homes on the 85' wide and larger lots with room for a 3 car
garage. Five styles of the Heritage series will be constructed on the smaller lots.
Commissioner Schuster asked for clarification on the proposed phasing of the
project. Mr. Tompkins indicated the Ist phase will take approximately 2-1/2 years
to complete. Commissioner Schuster questioned if the project will start before the
realignment of County Road 12. Mr. Tompkins indicated that they have been
asked to construct a connection to the new roadway.
1. Land Use Issues
Terry Maurer, City Engineer, indicated the following concerns still need to be
addressed:
-Density
-Lot sizes (47 tots under 80' wide)
-Need for future variances (decks, additions, etc.)
-Environmental issues (i.e., tree loss)
Scott Harlicker indicated there are two possible options to reduce the density of
the townhomes; 1 ) spread the development out more along County Road 12, or,
2) reduce the number of units.
Discussion followed regarding the density of the townhomes, amount of green
space, distance between buildings and driveways. Jeff Beahen, Assistant Police
Chief, expressed his concern that higher density means increased police calls. He
suggested that more space be provided between and behind buildings, and that
address information be provided on the ends of the buildings to aid them in
locating a particular house number. Bill Henderson of BRIGHTKeys noted that the
townhomes are not rental units and will be individually owned. Mr. Henderson
indicated most of their buyers are "empty nesters" in the 45-65 years age bracket.
Also, there is a growing market for single professionals who do not want the
Special Planning Commission Minutes
July 14, 1998
Page 3
upkeep associated with owning a home, such as mowing, snow removal, repairs.
He noted that only 15% of their buyers have children.
Commissioner Chambers indicated he had visited the Centerville site and felt the
quality of construction was good, but was concerned about the density. Chair
Mesich asked what was the density of the Centerville townhomes. Mr. Hasek
indicated the density is 8.8 units per acre and they are proposing 5.8 units per acre
for the southwest townhouse development. Mr. Hasek noted that the 9.8 acre site
has approximately 37% of solid surface and 63% open space. The solid surface
includes walkways, driveways, buildings, etc.
Chair Mesich questioned whether or not the size of the project was discussed with
the School District. Mr. Hasek stated he has met with Bruce Powers, Administrator
of District Standards, and was told he was aware of the proposed project. Mr.
Powers had indicated the District expects, at some point in the future, a school will
be needed on the east side of Highway 169 but did not know what type of school
it would be.
Commissioner Cote expressed his concern for the smaller lots on Street A. He felt if
there were fewer lots, there would not be so many driveway accesses onto the
street. He anticipated the situation would become similar to an existing situation in
the city with speed and increased traffic.
Commissioner Kuester expressed concern that there is no off street parking for the
townhomes. Commissioner Chambers noted that the Centerville project does
have areas for off street parking. Mr. Hasek indicate, d there is parking on both
sides of S Street, and that the townhomes will have two car garages and longer
driveways for parking, which is different from the Centerville townhomes.
Commissioner Morris stated he was concerned with the density of the townhomes,
the number of trees which will be lost, and the number of single family tots less than
80' wide.
Commissioner Cote indicated the residents of Elk River have often expressed the
desire for the city to not allow densities like those found in other communities such
as Maple Grove.
Further discussion followed regarding creating an open space area for the
townhomes by eliminating some units.
A discussion followed regarding the covenants which will be enforced in the
development and the type of home owner's associations which will be
implemented for the single family and townhomes. Mr. Tompkins explained that
potential home owners must go through an architectural review committee to
have their plans approved. He indicated that the building trend is for smaller lots
with larger homes on them.
Chair Mesich expressed his appreciation to the developers for the changes which
were made in the townhome concepts to improve the quality.
Special
July 14,
Page 4
Planning Commission Minutes
1998
2. Environmental Issues
Terry Maurer indicated a EAW has been submitted and response time for
comments is open until July 29Ih. He did not anticipate any serious environmental
concerns.
Wetlands - Terry indicated there are 102 acres of wetlands in 52 different wetlands.
He felt the developers have done an excellent job of avoiding the wetlands and
will only be mitigating approximately 2 acres of wetland. He does not anticipate
any problems in this area.
Shoreland Ordinance - No information has been received from the DNR at this
point.
Oak Wilt - There is one pocket of Oak wilt which will be removed and the
developer has submitted a plan to deal with the issue.
Flood Fringe - Filing in the flood fringe will require a conditional use permit for lots
abutting Trott Brook.
Archeological survey and Phase II Environmental survey have been completed.
Staff has referred the developers to the County regarding a county ditch issue.
Terry reviewed the storm drainage plan for the eastern area and how it relates to
this project.
Street and Utility Issues
Grading and Draina,qe Issues
Terry indicated staff is recommending that a 70' right of way be granted for the
realignment of County Road 12. He reviewed accesses onto the county roads.
Terry noted staff is recommending all streets within the plat be 32' with the
exception of Street A which is recommended to be 36'. Terry indicated there are
14 cul-de-sacs in the plat, noting that city ordinance does not have a restriction on
the number of cul-de-sacs. He recommended a condition be included to require
a connection between streets at the time of Phase Two to incorporate a
northwest entry. Staff suggested the number and size of the monumental signs be
reconsidered. He explained the location is important so that they do not interfere
with the drainage and utility easements.
Terry explained the location of the watermain connections and the concerns of
the fire chief to providing looping of the watermain.
Discussion followed regarding the county right of way requirements and the city's
easement requirements. Terry Maurer indicated the city does not want to be in
the situation where utilities would have to be run under the trail. The developers
did not feel a would be problem on the north side.
Fran Hagen with Westwood Professional Services, explained why it is not feasible to
make the connection recommended by city staff due to the steep grade and loss
of trees it would cause. He suggested the city consider a policy for allowing
narrower streets based on traffic counts. Mr. Hagen also explained why the
Special Planning Commission Minutes
July 14, 1998
Page 5
secondary access on County Road 13 was needed and felt the right-in right-out
would be adequate.
Further discussion followed regarding the requested 28' street width. Mr. Hagen
did not feel the extra street width was needed and the extra width would better
serve as green space.
Ed Hasek explained his reasons why he did not support the connection between
Street F and Street S, and felt it would create more traffic than should be traveling
on these streets.
Scott Harlicker indicated that having a street connection on the west would also
serve as a connection for pedestrians and bicyclists.
Commissioner Kuester discussed how the layout of the streets affects school bus
routing.
Commissioner Cote expressed his support for the 32' wide streets and felt the
developer must provide reasoning for the lesser right of way for County Road 12.
Discussion followed regarding the possibility of a sign at the end of the two loops of
Street A.
Commissioner Morris stated he could not suppod the 28' street width and was
concerned there was no access to the north.
Terry Maurer state that he felt the drainage and tree preservation plan submitted
were realistic of what will actually be happening.
5. Park and Recreation Issues
Terry Maurer indicated the proposal includes a 11.2 acre centrally located park
with amenities, 6 acre linear park along Trott Brook and cash or improvements to
go towards the remaining park dedication.
Steve Wensman, Planner, expressed concern for the trail ending at a townhouse
driveway. He also expressed concern for the tight layout of the park amenities in
relation to backyards. Also, he stated a maintenance access is needed for Outlot
F as well as a pedestrian linkage.
Discussion followed regarding parking needs for the park. Mr. Hasek indicated the
Park & Rec Commission felt the off street parking would be adequate to serve the
park.
A discussion followed relating to a trail connection to County Road 12. The
developers indicated they were willing to work with staff on this issue.
Special Planning Commission Minutes
July 14, 1998
Page 6
6. Miscellaneous Issues
Signing - Terry Maurer indicated staff would like the developers to take a look at
the quantity and size of the monument signing throughout the plat.
Chair Mesich opened the public hearing at this time.
Thomas Christian, owner of property near the proposed townhomes, stated he
would like to see underground utilities. He expressed his concern for access to his
property, increased traffic and speeding.
Terry Maurer indicated the utilities have plans to run a new overhead main line
along Highway 12. He noted developer plans to have underground utilities
throughout the plat.
COMMISSIONER KUESTER MOVED TO CONTINUE THE PUBLIC HEARING FOR THE TROI'r
BROOK FARMS REZONING, PRELIMINARY PLAT AND CONDITIONAL USE PERMIT TO THE
JULY 28, 1998 PLANNING COMMISSION MEETING. COMMISSIONER MORRIS
SECONDED THE MOTION. THE MOTION CARRIED 6-0.
There being no further business, the meeting of the Elk River Planning Commission
adjourned at 10:30 p.m.
Respectfully submitted,
Debbie Huebner
Recording Secretary
Unit Cryp)--Largea!
in the
$eriea
,o 30' Front Yard
/ 8e~ack
l~ar#age 8eriea
25' Front Yard
Street .0
30' Front Yard
I
--
~ Hampahire and
P embr ook e/B eol or d
Homea from the
./
IREV1SIONS
/
/
o1998 ~ Prof~lan=l ~
/
/
IRE¥1SIONS
O' 60' 120' 160'
~:v. xxfxx/xx
OJS 7-27-98 /
=1998 W~'e,~od Professlcnd ~ Inc.
C
C
C
/
IREVISIONS
\
'\
\
/
/
/
I
I
I
II
/
/
I
I
I
'\
/
/
/
/
/
O' 60' 120' 180'
.tv. x:</xx/xx
7-27-98
ICAL P~IVATE S T
0
30' OUTLOT
T'd~CAL
PI~VATE S1REET
Tree Details
Shrub Detail
7O' ROW
~ ("7 R.O.W I~
· ~ 0 I 0
Typical Parking
II
Concentration
STREET
- MulLi-Family Areas
Planting Notes
5.3 3.3
PA.RKING DENSITY - ~ CARS/UNIT (,~ EX'IEEIOR)
Typical Snow Storage - Cul-De-Sacs
Stora
Easement
GOPHER STATE ONE: CAU
//
Contractor Property
Developers Company
Trott Brook
Farms
F:'ONID
HOCKEY
RINK
15
Trott Brook Park
1
! f/
TROTT BROOK FARMS
A Planned Residential Community
TROTT BROOK
PARK
1
Monument & Fencing Details
IRE'VISiONS
]{
Contractor Property
Developers Company
Trott Brook
Farms