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6.13. - 6.15. SR 05-20-2002City Item # 6.13.- 6.15. MEMORANDUM TO: FROM: DATE: SUBJECT: Mayor and City Council Scott Harlicker, Senior Plann~ May 20, 2002 Case No.'s ZC 02-05, P 02-08, and CU 02-I I Request by D.R. Horton for Zone Change, Preliminary Plat Approval, and Conditional Use Permit- Public Hearing, Marshes of Trott Brook Farms Request Consider a request by D.R. Horton for the following: · Zone change from Rlc (Single Family Residential) to PUD (Planned Unit Development) · Conditional use permit for a PUD · Preliminary plat for Marshes of Trott Brook Farms Location Location The property is located east of Twin Lakes Road at the Trott Brook Parkway intersection. Zoning/Land Use Rlc (Single Family Residential) and PUD (Planned Unit Development) / MR (Medium Density Residential) Attachments · Location map Memo from the City Engineer · Letter from Sherburne County Highway Department · Letter from the developer · Preliminary plat · Preliminary plat presented to Planning Commission Memo to Mayor and City Council/P 02-08 May 20, 2002 Page 2 · Preliminary plat of Trott Brook Farms · Development plans · Townhouse elevations · Ordinance No. 02- Overview The applicant is proposing to replat 53.95 acres into a residential PUD (Planned Unit Development). This project will include a mix of single family lots and townhouse units. Most of the project area was included in the PUD for Trott Brook Farms, which was approved by the City Council on August 17,1998. They are also proposing to include about 6 acres that was not in the original Trott Brook Farms PUD and will be acquired from the City in a land exchange. Existing Conditions The 53.95 acres is located in the northwest corner of Trott Brook Farms at the intersection of Trott Brook Parkway and Twin Lakes Road. The property has varying topography and numerous wetlands. There are 15.99 acres of wetlands. The adjacent land uses included Twin Lake Townhomes on the west side of Twin Lakes Road, the Becker property to the north, a large wetland and future single family residential to the south and future single family residential to the east. There are 3 high pressure gas mains located in western portion of the property running southeast to northwest. Trott Brook Parkway was platted as part of Trott Brook Farms 8th Addition and should be constructed this summer. Sewer and water will be installed within the right of way as part of that project. Project Description Unit Mix The original Trott Brook Farms plat included 600 units, 348 single family lots and 252 townhouse units. This replat involves changing 9 single family lots into 30 townhouse units and changing 39 townhouse units into 41 townhouse units. There is a 23 single family lot component to this replat that is unchanged from the original plat and a 12 single family lot component that is similar to the original layout. They are also adding 6 acres to the original plat; on those 6 acres are 10 townhouses. The original plat included 85 units in this area, 46 single family lots and 39 townhouses. The replat includes 116 units, 35 single family lots and 81 townhouses, a net increase of 31 units. Below is a comparison of the mix of units between Marshes of Trott Brook Farms and Trott Brook Farms South: Trott Brook Farms South Marshes of Trott Brook Farms Single family lots 19 (12%) Single family lots 35 (30%) Townhouses 130 (88%) Townhouses 81 (70%) Total units 149 (100%) Total units 116 (100%) S:\PLANNING\Case Files\P 02-08 Marshes of Trott Brook\P02-08cc.doc Memo to Mayor and City Council/P 02-08 May 20, 2002 Page 3 Density The overall density of this plat is 3.38 units per acre (116 units/34.37 net buildable acres). The density of this area in the original Trott Brook Farms plat, including the additional 6 acres and 10 units, was 2.76 units per acre (95 units/34.37 net developable acres). Analysis Rezoning Request The applicant is requesting that approximately six acres be rezoned from Rlc (Single Family Residential) to PUD (Planned Unit Development). These six acres are located on the east side of Twin Lakes Road. The underlying land use designation for this property is MR (Medium Density Residential). The applicant is proposing to include these 6 acres as part of Marshes of Trott Brook Farms. They are proposing to construct 10 townhouses on these 6 acres for a density of 1.66 unit per acres, which is consistent with the land use of Medium Density Residential. However, as this six acre parcel could be developed independently from the adjacent development; a rezoning to R3 could also accommodate the townhouse request. Preliminary Plat and Conditional Use Permit Single Family Component Layout There are 35 single family lots proposed. Nine of the lots front on Trott Brook Parkway, 14 lots front on Smith Circle, 9 lots front on 187~h Avenue and 3 front on Smith Drive. Outlot A, which includes a storm water water pond, should be eliminated and combined with the adjacent single family lots. The average lot size is 26,488 sf.(.60 acres).The smallest lot is 11,405 sf. and the minimum lot width for all of the lots is 85 feet. The configuration of Smith Circle will have to be revised to a more traditional shape to facilitate snow removal. A sidewalk is proposed along the east side of Smith Drive. Townhouse Component Layout The townhouse component of this proposal is divided into three groups. There is a cluster south of Trott Brook Parkway (formerly single family lots), a second cluster south of Trott Brook Parkway (the original townhouse component) and a cluster off of Twin Lakes Road (which was not included in the original plat). The first cluster of townhouses is located on the south side of Trott Brook Parkway. These 30 units will have access from Trott Brook Parkway by a private street, Tyler Court. S:\PLANNING\Case Files\P 02-08 Marshes of Trott Brook\P02-08cc.doc Memo to Mayor and City Council/P 02-08 May 20, 2002 Page 4 There is one townhouse, unit number 17, that is setback approximately 15 feet from the wetland. Typically a 20 to 25 foot usable rear yard is required for townhomes. The backs of these units face wetlands or storm water ponds and take advantage of views of the open space. The second cluster of townhouses is also located on the south side of Trott Brook Parkway. These 41 units will have access from Trott Brook Parkway via Vance Street. There is also a short dead-end, Vance Drive, within the cluster; 11 units will have access from this street. These townhouses back up to wetlands and open space. The third townhouse cluster is located on the east side of Twin Lakes Road. These ten units will have access from Twin Lakes Road via Vance Street. Four of these units will back up to open space, the other six back up to the city well and water treatment building. These units are separated from the other townhouses on Vance street by the gas line easement. Building Elevations The proposed townhouses are 2-story row style homes. The front of the buildings consist of brick and vinyl. Most of the front is brick and some vinyl shake siding above the garage doors. There are two dormers on each unit. These dormers have a vinyl shake style siding and vinyl lap siding. The entrances are covered by a 6 foot wide overhang and this roofline extends along the entire length of the building. There are 3 to 4 foot breaks in the building elevation every two units. The rear and side elevations are entirely vinyl lap siding. Decks are included on the rear of the buildings. There are also 3 to 4 foot breaks in the building elevation every two units. The applicant has not indicated a color preference. Utilizing several different color schemes would break up the monotony of the building design. The applicant will be providing color options at the Council meeting., The building elevations do not comply with the R3 (Townhouse District) design standards; there is not enough variety in building materials. Parking Parking should be provided at a rate of one stall per bedroom. The garages and driveways can provide parking to meet the resident requirements. Guest parking should be provided at ~A space per unit. Guest parking will need to occur in the driveways of the units and along the private and public streets. Grading, Drainage and Utilities Grading, drainage and utilities issues have been addressed in the City Engineer's memo. Landscaping S:\PLANNING\Case Files\P 02-08 Marshes of Trott Brook\P02-08cc.doc Memo to Mayor and City Council/P 02-08 May 20, 2002 Page 5 The landscape plan submitted by the applicant includes 149 street trees, 67 conifers and 67 ornamental trees for a total of 283 trees. The subdivision ordinance requires 2 trees per lot, one street tree and one yard tree. There are 133 lots therefore, a total of 266 boulevard and front yard trees are required, which is exceeded by the number proposed on the landscape plan. A detailed landscape plan for the area around the townhouses is required. Park Dedication At the Park and Recreation Commission meeting held on April l0th the Commission reviewed this request. When Trott Brook Farms was approved the park dedication requirements were based on 600 dwelling units. The Commission recommended cash dedication for the additional 31 units over the original 600. Planning Commission Meetin~ At the Planning Commission meeting held on April 23rd no one spoke at the public hearing. The Commission raised the following issues: They thought that the townhouses should at a minimum comply with the design standards of the R3 zoning district and, that since they are applying for a PUD, the building elevations and plan should exceed the R3 standards. They believed that townhouses on the north side of Trott Brook Parkway should remain as single family and the townhouses on Tyler Court should remain as single family. The townhouses on Vance Street and Vance Drive were acceptable. They wanted Vance Street connected across the gas line easement. They also expressed concern regarding the increasing number of townhouses in the east area, along Twin Lakes Road and County Road 12. They were troubled with the distance to the central service and commercial areas. Since the Planning Commission meeting the applicant has revised the plans to address the Planning Commission's concern regarding the number of townhouses. They have eliminated the 29 townhouses on the north side of Trott Brook Parkway. This area will be platted as single family lots similar to the original layout. They have also eliminated the dead-end on Vance Street. Vance Street is connected through to Twin Lakes Road. They have also modified the design of the townhouses by including additional brick to the front and creating breaks in the front and rear elevations. Recommendation The Planning Commission recommended approval of the zone change from Rlc to PUD (Planned Unit Development) based on the following findings: I. THE REZONING IS CONSISTENT WITH THE CITY OF ELK RIVER'S COMPREHENSIVE LAND USE PLAN. S:\PLANNING\Case Files\P 02-08 Marshes of Trott Brook\P02-08cc.doc Memo to Mayor and City Council/P 02-08 May 20, 2002 Page 6 2. THE REZONING IS COMPATIBLE WITH THE ADJACENT ZONING DISTRICTS. They also recommended approval of the preliminary plat request and the conditional use permit. Their recommendation included approval of the townhouses on Vance Street and Vance Drive and denial of the townhouses north of Trott Brook Parkway and on Tyler Court. The Commission recommended that these two areas remain as single family. The Commission's recommendation included the following conditions: I. ALL COMMENTS OF THE CITY ENGINEER SHALL BE ADDRESSED. 2. THE DEVELOPER SHALL ENTER INTO A DEVELOPER'S AGREEMENT OUTLINING THE TERMS AND CONDITIONS OF THE DEVELOPMENT. 3. THAT THE MAILBOXES SHALL BE CLUSTERED. 4. A SEALCOAT FEE IN THE AMOUNT DETERMINED BY THE CITY BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. S. AN ENGINEERING ESCROW IN THE AMOUNT DETERMINED BY THE CITY BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. 6. PARK DEDICATION FEES IN THE AMOUNT DETERMINED BY THE CITY BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. STORM WATER MANAGEMENT FEES IN THE AMOUNT DETERMINED BY THE CITY BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. 8. WATER ACCESSIBILITY FEES IN THE AMOUNT DETERMINED BY THE CITY BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. 9. THE DEVELOPER SHALL PROVIDE AT LETTER OF CREDIT FOR 100% OF THE COST OF THE IMPROVEMENTS. 10. A WARRANTY BOND SHALL BE PROVIDED AFTER THE IMPROVEMENTS ARE ACCEPTED BY THE CITY AND SHALL BE HELD FOR ONE YEAR. I I. SIDEWALKS SHALL BE PROVIDED ON ONE SIDE OF ALL STREETS. 12. A HOMEONWERS ASSOCIATION SHALL BE ESTABLISHED FOR THE MAINTENANCE OF THE COMMON AREAS INCLUDING THE EMERGENCY ACCESS TO TWIN LAKES ROAD. A COPY OF THE DOCUMENTS AND BUDGET SHALL BE PROVIDED TO STAFF. 13. A DETAILED LANDSCAPE PLAN FOR THE AREA AROUND THE TOWNHOUSE UNITS WILL BE REQUIRED. S:\PLANNING\Case Files\P 02-08 Marshes of Trott Brook\P02-08cc.doc Memo to Mayor and City Council/P 02-08 May 20, 2002 Page 7 14. ANY TREES OFF SITE OR ON SITE, NEAR THE LIMIT OF GRADING THAT ARE TO BE PRESERVED, SHALL BE FENCED WITH A SNOW FENCE AT THE DRIP LINE TO PREVENT GRADING, COMPACTION, OR STORAGE OF EQUIPMENT, DEBRIS OR MATERIALS. STAFF SHALL INSPECT FENCING PRIOR TO GRADING COMMENCING. 1 5. THAT THE APPLICANT COMPLIES WITH THE WETLAND CONSERVATION ACT AND THAT: · A TECHNICAL EVALUATION PANEL REVIEW ANY FILLING OR MITIGATION OF WETLANDS. · THE DEVELOPER'S AGREEMENT FOR THE PROJECT INCLUDE LANGUAGE THAT PLACES THE RESPONSIBILITY OF THE SUCCESS OF THE WETLAND MITIGATION ON THE DEVELOPER. · THE DEVELOPER OBTAIN ALL THE APPLICABLE PERMITS PRIOR TO FILLING ANY WETLANDS. · A RESTRICTIVE COVENANT AND DRAINAGE AND UTILITY EASEMENT BE RECORDED ON THE WETLAND MITIGATION AREAS WITH THE RECORDING OF THE FINAL PLAT. · THAT A LETTER OF CREDIT BE PROVIDED TO THE CITY IN THE AMOUNT OF 100% OF THE COSTS OF PUBLIC IMPROVEMENTS INCLUDING THE COST OF THE MITIGATION WORK. · THAT THE DEVELOPER SUBMIT A WRITTEN MONITORING REPORT ON THE REPLACEMENT WETLANDS ONE YEAR AFTER THIS MITIGATION WORK IS COMPLETED AND THAT THIS REPORT BE APPROVED BY CITY STAFF PRIOR TO RELEASING THE LETTER OF CREDIT. 16. VANCE STREET BE CONNECTED ACROSS THE GAS LINE EASEMENT AND, SHOPULD THAT CONNECTION PROVE UNWORKABLE, THEN CONNECT VANCE DRIVE WITH TYLER COURT. 17. ELIMINATE THE TOWNHOUSE DRIVEWAYS ON SMITH STREET. 18. THE TOWNHOUSE EXTERIORS CONSIST OF MULTIPLE COLOR PALLETS. 19. ALL COMMENTS OF THE SHERBURNE COUNTY HIGHWAY DEPARTMENT SHALL BE ADDRESSED 20. THE TOWNHOUSE AREAS COMPLY WITH THE R3 DESIGN STANDARDS. 2 I. OUTLOT A BE ELIMINATED. If the Council is comfortable with the mix of single family and townhouse units, staff recommends approval of Ordinance No. 02- approving the zone change from Rlc (Single Family Residential) to PUD (Planned Unit Development), and approval of the preliminary plat and conditional use permit for Marshes at Trott Brook with the following conditions: S:\PLANNING\Case Files\P 02-08 Marshes of Trott Brook\P02-08cc.doc Memo to Mayor and City Council/P 02-08 May 20, 2002 Page 8 Se e e 10. II. 12. 13. 14. ALL COMMENTS OF THE CITY ENGINEER SHALL BE ADDRESSED. THE DEVELOPER SHALL ENTER INTO A DEVELOPER'S AGREEMENT OUTLINING THE TERMS AND CONDITIONS OF THE DEVELOPMENT. THAT THE MAILBOXES SHALL BE CLUSTERED. A SEALCOAT FEE IN THE AMOUNT DETERMINED BY THE CITY BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. AN ENGINEERING ESCROW IN THE AMOUNT DETERMINED BY THE CITY BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. PARK DEDICATION FEES IN THE AMOUNT DETERMINED BY THE CITY BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. STORM WATER MANAGEMENT FEES IN THE AMOUNT DETERMINED BY THE CITY BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. WATER ACCESSIBILITY FEES IN THE AMOUNT DETERMINED BY THE CITY BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. THE DEVELOPER SHALL PROVIDE AT LETTER OF CREDIT FOR 100% OF THE COST OF THE IMPROVEMENTS. A WARRANTY BOND SHALL BE PROVIDED AFTER THE IMPROVEMENTS ARE ACCEPTED BY THE CITY AND SHALL BE HELD FOR ONE YEAR. SIDEWALKS SHALL BE PROVIDED ON ONE SIDE OF ALL PUBLIC STREETS. A HOMEOWNERS ASSOCIATION SHALL BE ESTABLISHED FOR THE MAINTENANCE OF THE COMMON AREAS INCLUDING THE EMERGENCY ACCESS TO TWIN LAKES ROAD. A COPY OF THE DOCUMENTS AND BUDGET SHALL BE PROVIDED TO STAFF. A DETAILED LANDSCAPE PLAN FOR THE AREA AROUND THE TOWNHOUSE UNITS WILL BE REQUIRED. ANY TREES OFF SITE OR ON SITE, NEAR THE LIMIT OF GRADING THAT ARE TO BE PRESERVED, SHALL BE FENCED WITH A SNOW FENCE AT THE DRIP LINE TO PREVENT GRADING, COMPACTION, OR STORAGE OF EQUIPMENT, DEBRIS OR MATERIALS. STAFF SHALL INSPECT FENCING PRIOR TO GRADING COMMENCING. S:\PLANNING\Case Files\P 02-08 Marshes of Trott Brook\P02-08cc.doc Memo to Mayor and City Council/P 02-08 May 20, 2002 Page 9 I $. THAT THE APPLICANT COtqPLIES WITH THE WETLAND CONSERVATION ACT AND THAT: · A TECHNICAL EVALUATION PANEL REVIEW ANY FILLING OR HITIGATION OF WETLANDS. · THE DEVELOPER'S AGREEMENT FOR THE PROJECT INCLUDE LANGUAGE THAT PLACES THE RESPONSIBILITY OF THE SUCCESS OF THE WETLAND HITIGATION ON THE DEVELOPER. · THE DEVELOPER OBTAIN ALL THE APPLICABLE PERMITS PRIOR TO FILLING ANY WETLANDS. · A RESTRICTIVE COVENANT AND DRAINAGE AND UTILITY EASEtqENT BE RECORDED ON THE WETLAND tqlTIGATION AREAS WITH THE RECORDING OF THE FINAL PLAT. · THAT A LETTER OF CREDIT BE PROVIDED TO THE CITY IN THE AMOUNT OF 100% OF THE COSTS OF PUBLIC IMPROVEMENTS INCLUDING THE COST OF THE MITIGATION WORK. · THAT THE DEVELOPER SUBMIT A WRITTEN MONITORING REPORT ON THE REPLACEHENT WETLANDS ONE YEAR AFTER THIS HITIGATION WORK IS COHPLETED AND THAT THIS REPORT BE APPROVED BY CITY STAFF PRIOR TO RELEASING THE LETTER OF CREDIT. 16. VANCE STREET BE CONNECTED ACROSS THE GAS LINE EASEHENT AND, SHOULD THAT CONNECTION PROVE UNWORKABLE, THEN CONNECT VANCE DRIVE WITH TYLER COURT. 17. THE TOWNHOUSE EXTERIORS CONSIST OF HULTIPLE COLOR PALLETS. 18. ALL COMPIENTS OF THE SHERBURNE COUNTY HIGHWAY DEPARTHENT SHALL BE ADDRESSED 19. OUTLOT A BE ELIHINATED. S:\PLANNING\Case Files\P 02-08 Marshes of Trott Brook\P02-08cc.doc PARCEl. A PARCEL B OUTLOT C OUTLOT OUTLOT L City ~ t~ver ~BoO~ Case Number: Location Map P 02-08 MARSHES OF TROTT BROOK FARMS Howard R, Green Company April 17, 2002 File: 815725J-0240 Mr. Scott Harlicker Senior Planner City of Elk River 13065 Orono Parkway P.O. Box 490 Elk River, MN 55330-0490 RE: MARSHES OF TROTT BROOK FARMS ADDITION Dear Mr. Harlicker: As requested, we have reviewed the submittal package prepared by Westwood Professional Services for the proposed plat of Marshes of Trott Brook Farms. The submittal package consisted of an existing conditions/survey plan; preliminary plat; preliminary site plan; preliminary grading, drainage, and erosion control plan; centerline profiles and detail sheets; preliminary utility plan; and preliminary landscape/tree preservation plan. These were all dated March 22, 2002. In addition, a detailed storm drainage calculation, also dated March 22, 2002, was submitted. Based on our review and comments received at the staff review meeting, we would offer the following comments: A. PRELIMINARY PLAT · This proposed preliminary plat is a change to the approved concept plan for Trott Brook Farms' overall development. They are proposing additional multi-family units with the Marshes of Trott Brook Farms. In total, this development contains 23 single-family lots and 110 multi-family lots. · The plat contains 10 multi-family lots located on the Deschenes property, which the City acquired with the East Elk River Improvement project. At the Apdl 15, 2002, regular City Council meeting, the Council approved a land swap with D. R. Horton, which will convey to them the remnant of property adjacent to the Deschenes property. PRELIMINARY SITE PLAN Specific detail will need to be provided relative to multi-family buildings 59 through 64 to ensure that a minimum of 100-foot setback is maintained from the Elk River Municipal Utilities well located to the southwest of this block of buildings. With the exception of Smith Drive, all of the multi-family units are proposed to be on private streets. Vance StreetNance Ddve contains 41 multi-family units. There is only one means of ingress and egress to this point from Trott Brook Parkway. There are 10 additional multi-family units that are on a dead-end street off of Twin Lakes Road. The site plan does show an emergency access across the Northern Natural Gas line, connecting these two points. More detail needs to be provided relative to the emergency access that can be provided in this location. The question arises if an adequate emergency access can be provided, why can't a street be continued connecting these two locations and eliminating the one point of ingress and egress for each of them. Ltr 4-17-02 Hadicker.rev 1326 Energy Park Drive · St. Paul, MN 55108 ° 651/644-4389 fax 651/644-9446 toll free 888/368-4389 Mr. Scott Harlicker Apd117, 2002 Page Two This issue should be looked at in greater detail. If a street access cannot be provided across the gas lines, consideration should be given to connecting Vance Drive to Tyler Court through the wetland area. This would be consistent with the action taken on a recent plat, Windsor Park Third, where a street was required through the wetlands to eliminate a dead-end cul-de-sac. In that particular plat, the two issues that were slightly different are the streets in Windsor Park Third were public and there was no other means of emergency vehicle access provided. C. PRELIMINARY GRADING, DRAINAGE, AND EROSION CONTROL PLAN · This plan should be provided in a larger scale so that the detail of the grading can be reviewed. · There are several locations on this grading plan where relatively high (8 to 10 feet) retaining walls are proposed. This would include areas behind multi-family units, adjacent to wetland, and along both sides of Vance Street as it crosses the wetland to make the connection with Trott Brook Parkway. All of these retaining wall areas should be terraced so that the retaining walls are relatively short. · Emergency overflows need to be provided for catch basins at Iow points and all ponds. · Some additional easements need to be provided on the final plat for drainage which cannot be contained within prescribed drainage and utility easements. · The cul-de-sac with the large island in the center of it on Smith Circle needs to be built to the new City standard for cul-de-sacs containing islands. A standard detail showing the minimum radii for these types of installations can be provided. PRELIMINARY UTILITY PLAN A County permit will be required for the access point onto CSAH 13. We believe that the County has already given preliminary approval to the access point, but an actual permit will need to be issued for the construction. Sufficient drainage and utility easements will need to be provided for all of the sanitary sewer and watermain serving the multi-family units from pdvate to pdvate roads. The storm sewer servicing the pdvate roads will be considered a pdvate utility and the responsibility of the association to maintain. If you have any questions regarding these comments, please call. Sincerely, Howard R. Green Company Te~ j'~.~a u~~ TJM:tw Ltr 4--17-02 Hadicker. rev Howard R, Green Company CONSULTING ENGINEERS Howard R, Green Qompany May 16, 2002 File: 815725J-0240 Mr. Scott Harlicker Senior Planner City of Elk River 13065 Orono Parkway Elk River, MN 55330-5600 RE: MARSHES OF TROTT BROOK FARMS ADDITION Dear Mr. Harlicker: As you are aware D.R. Horton, Inc. has revised their proposed plat of Marshes of Trott Brook Farms. This is in response to the action taken by the Planning Commission. Essentially the revised plat goes back to the original concept, which was approved, in the preliminary plat for the entire Trott Brook Farms Addition. There are now no townhomes proposed north of Trott Brook Parkway. The plat consists of thirty-five single-family lots north of Trott Brook Parkway and sixty-nine townhome units south of Trott Brook Parkway. The other item submitted by Westwood Professional Services on behalf of D.R. Horton is a large scaled drawing which shows how a roadway can be constructed across the gas mains connecting the original Trott Brook Farms plat to the Deschenes property which was acquired from the city and contains ten townhouse units. This eliminates one of the issues I raised in my memo dated April 17, 2002 prepared for the Planning Commission. With this revision to the proposed plat obviously the grading plan will need to be revised. All of our concerns noted in our previous memo should be addressed in the revision to the grading plan. In addition we will work with Westwood Professional Services and D.R. Horton in dealing with Sherburne County for the access permit at C.S.A.H. 13. As you are aware, the County access guidelines indicate that this location is too close to the Trott Brook Parkway intersection with C.S.A.H. 13 if it is a through street. We believe that the through street versus dead end in the county guidelines is a way of differentiating the number of vehicles utilizing the intersection. If you look at the proposed plat of Marshes of Trott Brook Farms clearly there are no more than the thirty-nine townhomes on this road that would choose to use the access in question with C.S.A.H. 13. If you have any questions regarding any of these issues please call. Sincerely, Howard R. Green Company Terry J. Maurer, P.E. C:\WlNDOWS\Temporary Internet Files\Content. lE5\OL6JOLEB\Ltr 5-16-02 Harlicker[1].doc 1326 Energy Park Drive · St. Paul, MN 55108 · 651/644-4389 fax 651/644-9446 toll free 888/368-4389 April 8, 2002 City of Elk River Attn: Michele McPherson 13065 Orono Parkway P.O. Box 490 Elk River, MN 55330 PUBLIC Rhonda F. Lewis, P.E. 425 Jackson Avenue Elk River, MN 55330 (763) 241-7030 · 800-594-5208 RE: Marshes of Trott Brook Farms Dear Ms. McPherson; After reviewing the drawing for the Marshes of Trott Brook Farms we offer the following comments. The access points for Trott Brook Parkway and Vance Drive with CSAH 13 will become four way intersections and are approved. 1. We require 60' of right of way be dedicated in fee title to Sherburne County. 2. We will require an access permit for each approved access location. 3. We will require a right turn lane be built to MnDOT standards on CSAH 13 at Trott Brook Parkway. 4. Vance Street cannot be a thru street; it must be gated at the pipeline easement. a. At the intersection of CSAH 13 and Vance Street we require the developer to create (with signage and pavement marking) a right turn lane into the development, the center lane for northbound traffic and a left turn bay. Removal of some curbing north on this intersection will help this transition. b. Because of limited site distance and the confusion of the transition area we require tree removal to create a better site triangle. c. A No Left Turn sign (into the development) is required for southbound traffic. 5. The developer is responsible for the applicable signage fees to bring this segment of roadway into compliance. 6. The developer is responsible for pavement marking correction as required. 7. Any existing access within the boundary of the plat must be removed. The removal site and the slopes for the right turn lanes must be restored according to the enclosed detail. If you have any questions or concerns call me at 763-241-7034. Sinc~ec~, Richard D. Corbin Sherburne County Public Works 04/11/02 11:31 FAX 952 937 5822 WESTWOOD PROF. SERVICES ~002 Westwood Professional Services, mc. PI-,~NNING · ENGINeErING - SU~¥EYING April 1 I, 2002 W Michelle McPherson City Planner City of Elk River 13065 Orono Parkway Elk River, MN 55330-0490 Re: MARSI:IES OF TROTT BROOK FAR3[S Dear Michelle: 7599 Anagram Drive Eden Praire, MN 553~4 Phone: 9=;2-937-5150 Fax: 952-937-5822 Toll flee: 1-888-937-5150 E-mail: wps~we~oodos.com ~IN ClTIESIMETRO ST, CLOUD On behalf of D.R. Horton, htc. we are very pleased to submit this application for the development of The Marshes of Trott Brook Farms for your review and approval. The original PUD included single-family homes and a cluster of town homes similar to those being offered in other Trott Brook Farms neighborhoods. Tl-te Marshes will offer the Traditions Townhome, which is a new row to~vx~home product that will provide a different housing style to the public. The action that is being requested is an amendment to the Trott Brook Farms PUD that would include the change in unit .type, addition of 6.31 acres (highway remnant parcel), increase in overall units from 615 to 648 (including 10 on the remnant parcel), and revision to a portion of the remaining single family neighborhood. The amendment area consists of approximately 53.95 acres including 17.57 acres of single family to be reconfigured, and 42.64 acres of the Marshes of Trott Brook Farms. With the exception of the 6.3 l-acre highway remnant parcel, the property is currently guided and zoned for PUD development. The existing Approved PUD is for the development of 615 homes (349 S/F, 118 Coach, and 148 Villa). This request is to develop a total of 648 homes with a slightly different mix (325 S/F, 105 Coach, 108 Villa, and 110 TraditionaI Row). While a total of 33 additional homes are being requested, only 23 (an increase of 3.7%) are located within the original PUD area. The remaining 1.0 homes are located on the highway remnant parcel. DEVELOPMENT CONCEPT The Marshes neighborhood and adjacent single-family area is being redesigned in response to both site conditions and the projected market place for townhomes in the Elk River community. The townhomes originally suggested on the western portion of the site were large two story units that were conceptual in design. Their footprint was large and, upon close review of grading studies, was found to cause more tree removal than was desired. The development of single-family homes to the north of this area also caused significant tree removal to engineer as originally designed. Through the use of a smaller to~vnhome footprint, the use of private roadways in the more difficult and wooded portions of the site, and by reworking the drainage and ponding plans, a total of approximately .89 additional acres of trees and woodlands have been preserved. The net density of the tow'nhome area of the Marshes will be 3.6 homes per acre, or approximately 12,000 s.f. per home. While the market for the existing D.R. Horton multiple produces remains strong, an additional home type is viewed as a benefit to the Trott Brook neighborhood and Elk River community alike. The surrounding open space will set this cluster of townhomes apart from others in this area of the city, and the Designing the Future Today,,.~ince 1972 04/11/02 11:31 FAX 952 937 5822 WESTWOOD PROF. SERVICES ~003 realignment and use of private streets throughout the Marshes provides the added benefit of reducing the impact on the land. EXISTING CONDITIONS This area of Trott Brook Farms will be the last to develop. Plans are currently being finalized to extend the Parkway to the west and out to Highway 13 to provide utilities to the remaining portions of the development. The connection of a street to the property to the north is also being reviewed for final location. Plan review by the various agencies involved has guided some of the design decisions that have been made. This includes the redesign of access to the site from Highway 13, the internal connection of private streets for emergency access, and the increase of on site storm water ponding. ACCESS / ClCULATION As reviewed and discussed with staff, site access will be via a private street off Highway 13to the westerly 10 townhomes, and access to the remainder of the Marshes neighborhoods will remain off the Parkway. This main project entry is one 0fthree that serve the Trott Brook Neighborhood. The other two have been constructed off Highway 13 just north of County Road 12, and off County 12 east of Highway 13. PROPOSED DEVELOPMENT As indicated, D.R. Horton is proposing a mixed-use rev/sion to the existing residential PUD to include a total of 133 homes. The mix will include 23 single-family home site, and 110 Traditional Row type townhomes. The project has been designed to transition development intensity from west to east using existing natural amenities as a buffer where possible. Entering the development offHighway 13 and having passed wetlands, ponds and woods, no driveways will front onto Trort Brook Parkway until nearly ¼ mile into the neighborhood. Existing wetlands on the site have been avoided to the greatest degree possible, and storm water ponding has been sited in the natural low areas of the site. Existing trees have been preserved where possible to provide screening and separation. A landscape plan has also been submitted for staff review and comment. Guest parking of ½ space per unit w/II occur along one side of public and private streets as allowed by code. In addition, two spaces will exist in each driveway, and two spaces will be provided in each garage. We are please to submit the Marshes of Trott Brook Farms for your review and consideration. We look forward to working with the City of Elk River toward the successful completion of this portion of the Trott Brook Farms planned community. Please contact me if you have any questions, or if additional information will help you with the rev/ew process. Sincerely, WESTWOOD PROFESSIONAL SERVICES, INC. Edward J. Hasek. Senior Planner, Landscape Architect ORDINANCE 02 - CITY OF ELK RIVER AN ORDINANCE AMENDING THE CITY OF ELK RIVER ZONING MAP TO REZONE CERTAIN PROPERTIES FROM RIC (SINGLE FAMILY RESIDENTIAL) TO PUD (PLANNED UNIT DEVELOPMENT) CASE NO. ZC 02 - 05 The City Council of the City of Elk River does hereby ordain as follows: Section 1. The duly adopted Zoning Map of the City of Elk River is hereby amended to rezone the properties described as: See Attached Exhibit A Section 2. The rezoning is being approved based on the following findings: 1. The rezoning and land use changes are consistent with the comprehensive plan. 2. The rezoning is compatible with the adjacent zoning districts. Section 3. That this Ordinance shal] take effect and be in full force from and after the date of its publication. Passed and adopted this 20t~ day of May, 2002, by the City Council of the City of Elk River. Stephanie A. Klinzing, Mayor ATTEST: Sandra A. Peine, City Clerk s:XplanningXordinancXzcO2-OS.doc EXHIBIT A That part of the Southwest Quarter of the Northwest Quarter of Section 35, Township 33, Range 26, Sherburne County, Minnesota which lies Southeasterly of the Southeasterly right-of-way line of County State Aid Highway No. 13. Which lies Easterly and Southeasterly of a line to be hereinafter referred to as "Line A", drawn parallel with and distant 60.00 feet Easterly and Southeasterly of the following described line: Commencing at the Southwest corner of said Southwest Quarter of Section 35; thence South 89 degrees 51 minutes 13 seconds East, on an assumed bearing along the South line of said Southwest Quarter, a distance of 1155.26 feet; thence North 32 degrees 51 minutes 28 seconds East, a distance of 326.12 feet to the actual point of beginning of said line to be hereinafter described; thence continuing North 32 degrees 51 minutes 28 seconds East, a distance of 146.32 feet; thence Northeasterly, Northerly, and Northwesterly, a distance of 718.51 feet along a tangential curve concave to the West, having a radius of 600.00 feet and a central angle of 68 degrees 36 minutes 44 seconds; thence North 35 degrees 45 minutes 16 seconds West, tangent to said last described curve, a distance of 548.83 feet; thence Northwesterly, a distance of 493.89 feet, along a tangential curve concave to the Northeast, having a radius of 984.25 feet and a central angle of 28 degrees 45 minutes 02 seconds; thence North 07 degrees 00 minutes 14 seconds West, tangent to said last described curve, a distance of 831.93 feet; thence Northerly and Northeasterly, a distance of 639.56 feet, along a tangential curve concave to the Southeast, having a radius of 600.00 feet and a central angle of 61 degrees 04 minutes 23 seconds to a point to be hereinafter referred to as "Point B" and there terminating. And also that part of said Southwest Quarter of the Northwest Quarter of Section 35 which lies Northeasterly of a line which bears South 35 degrees 55 minutes 51 seconds East and passes through said above referenced "Point B". Except that part of said Southwest Quarter of the Northwest Quarter described as follows: Commencing at the Southwest corner of said Southwest Quarter of the Northeast Quarter; thence North 89 degrees 59 minutes 37 seconds West, an assumed bearing along the South line of said Southwest Quarter of the Northwest Quarter, a distance of 318.06 feet to the point of beginning of said parcel to be hereinafter described; thence North 07 degrees 00 minutes 14 seconds West, a distance of 34.31 feet; thence Northerly, Northwesterly, and Westerly, a distance of 78.54 feet, along a tangential curve concave to the Southwest, having a radius of 50.00 feet and a central angle of 90 degrees 00 minutes 00 seconds; thence South 82 degrees 59 minutes 46 seconds West, tangent to said last described curve, a distance of 64.96 feet to the intersection with said above described reference "Line A"; thence Southerly, along said above described reference "Line A" to the intersection with said South line of the Southwest Quarter of the Northwest Quarter; thence Easterly, along said South line of the Southwest Quarter of the Northwest Quarter to the point of beginning. C:\WlNDOWS\Temporary Internet Files\Content. lE5\8BJDFGF4\Exhibit A 3-21-0211].doc ALTERNATIVE A ALTERNATIVE B L_ 02002 Westwood Professiooo] Secretes, Inc. / \ \ / k / I/ ./ x / ~ DEVELOPMENT DATA Total Site Area: 53.95 Acres Public R-O-W: Smith Drive, Smith Cirde ~d 18?th Avenue 3.15 Acres Wetland~ 15.99 Acr~ Outlot A: L79 Acres Outlot B: 1.66 Acres Total Units: 116 Units Single Family:. 35 Lots Towuhomes: 81 Units Develol~nent Densi~. (net) 3.33 Units/Acre LOT AREAS Average SJ:. Lot Area: Average Townhome LOt Area: LOT STANDARDS - SINGLE FAlvOLY CURRENT PLAN / 11 S£1~ACK 28 25,170 S.F. 2,256 S.F. LOT STANDARDS - MULTI FAMILY LOt Width 85 Feet Mire Front Setback to Private Drive (Back of Curb) 25 Feet Min. Front Yard Setback 25 Feet (Smith Circle & 187th AveJ Rear Setback 30 Feet Min. 30 Feet (Trott Brook Parkway, Smith Drive & Cul-De-Sac Head) Setback Public ROW 30 Feet Mi~ Side Yard Setback 5'/10': 15 ft. Total Building to Building 25 Feet Min. 25' SETBACK t7 / ! ! / / Typical Single Family Lot: F-~0' REAR YARD SETBACK I ~- .... ~Or-~ ~ SlOE YARD SETBACK TO LIt4NG AREA :" ~l Lot ~U.BER Ii I, I SIDE YARD SETBACK [0 GARAGE I I ~DE (NON LI~NC AREA) L 25~3o' FReT YARD SETBACK (SEE PLAN ~EW FOR EXACT ~TBACK) ~ STREET ~1,~1' Westwood Professional Services, Inc. Cedi 48 Ho~Jrs before digging: GOPHER STATE ONE CALL Tw~ City Area 651-454-0002 Ho. TO4( Free 1-800-252--1166 30 28 I0 27 Typical Multi Family Lot: TE DRIVE CL O' 100' 200' NOT FOR CONSTRUCTION u.~ ~ o,~ ¢~ 300' B-5 20011092 20011092S~PI DV~ Marshes of I Tr°tt Br k FarmslP Prel~ Site PI~ ~ ~v~, M~ J -~2002 West. wood Professional Services, Inc. DEVELOPMENT DATA Total Site Area: Outlot k Public R-O-W: Smith Drive & Smith Circle Wetlands: Developable Area: Total Units: Single Family: Townhomes: Development Density:. (net) 53.95 Acres ~79 Acres 1.83 Acres 15.96 Acres 34,37 Acres 133 Units 23 Lots 110 Units 320Units/Acze PLAN PRESENTED TO PLANNING COMMISSION ~695 / COMMON LOT 82/ 561 LOT AREAS Average S.F. Lot Area: Average Townhome Lot Area: LOT STANDARDS - SINGLE FAMILY Lot Width 26,488 S~F. 2,3O8 S.F. Front Yard Setback Side Yard Setback "'- 187TH AVE--. 25' SETEIACK COMMON . LOT 30 \ Aid_ OF COMMON LOT .~ f- I -.. / LOT 82 / . 3 / :, / /' 85 Feet Mi~ 25 Feet 30 Feet CTrott Brook Parkway, Smith Drive and Cul-De-Sac Head) 5'/10' : 15 ft. Total 27 26 I ---- '23 LOT STANDARDS - MULTI FAMILY 14 30' SETI~ACK 28 14 25 Feet Min. 30 Feet Mi~ 30 Feet Mi~ 25 Feet Min. 16 18 / L/' Front Setback to Private Drive ~ack of Curb) Rear Setback Setback Public ROW BuJJcling to Building Westwood Professional Services, Inc. ,,,. .,,.,. ,,r,v. Eden Prairie, MN 553~ Phone: 95~937-5150 Fax: 95~37-5822 - 17 I 8 185TH 7 Coil 48 Hours before digging: GOPHER STATE ONE CALL Twin City Areo 65t-454-0002 - j Mn. Toll Free 1-800-252-f166 Typical Single Family Lot: 20 25 24 25 f3 O' '~ SET~ACK ~ ~--~- 3O Typical Multi Family Lot: PUD Amendment Preliminary Site Plan 03/22/02 sh,.e 3 o~ 7 '~.! P.!ver Marshes of Trott Brook Farms NOT FOR CONSTRUCTION Prepared for. D.R. Horton, Inc. 20860 I(enbridge Ct., Suite 10 [.xk~ville. Minnesota 55044 L 25'/30' ~_ STREET I 21 I LOT NUMBER I SIDE YARD SE~ACK TO ~ ~'~ ,,. ~,~ ~o~ ~,..~ ~.~~. ~,~.J ~I ~,~.; ~-~o ~.~1:~ ~_:- ~ ;'-,~ ~_~ L__L ...... ~ 100' 200' ~00' pi ORIGINAl FARMS PLAN POND ©2002 Westwooa Professional Services nc 7 Nc 2751 ? Shed Legend  (~ BUSH/SHRUB -~6 STREET U~ [] TELEPHONE BOX --~*-- POWER OVERHEAD ~ CONIFEROUS 'FREE ~ G1JY WiRE ~) TELEPHONE MANHOLE --~-- POWER UNDEROROUNO ~ ~1 ~ DECIDUOUS TREE ~ POWER POLE [~ TRAFFIC CONTROL BOX --~ SANITARY SEWER ~ WETLAND [] ELECTRIC BOX ~ HAND HOLE --sro--STORM SEWER ~1 ~ ® STEEL/WOOD POST ~ ELECTRIC METER ~- TRAFFIC UGHT --r~-- TELEPHONE OVERHEAD ~ SION-TRAFFIC/OTHER ~} ELECTRIC MANHOLE c~ GATE VALVE --~u~--TELEPHONE UNDERGROUNB ~ r~l ~ SIGN-TRAFFIC/OTHER [] ELECTRIC TOWER ~ HYDRANT --.*r--WATERMAIN J~j ~1~ ~ MAILBOX ~) SANITARY MANHOLE ~ WATER METER --,-- FENCE LINE ~ HANDICAPPED STALL ~ SEWER CLEANOUT [] CURB STOP BOX ~ DEODUOUS TREE UNE I ~ PERC lEST ~ BEEHIVE CATCH BASIN (~) WATER MANHOLE -~ CONIFEROUS TREE UNE I~ ~) MONITORING WELL [] CATCH BASIN ~ WELL -- CURB & GU]TER ~ [] CABLE TV BOX ~1 FLARED END SECTION --c~,--CAOLE TV ~ BI~JM~NOUS SURFACE ~-~ ~ GAS METER ~) STORM MANHOLE --c~s--GAS LINE CONCRETE SURFACE J ~,'~,~r Westwood Professional Services, Inc. Eden Prairie, MN 55~44 Phone: 9S2~:J37-S150 Fax: 952/937-5822 Sd I, Hasek, P.~P,b'L~ ~ o..t.. ~,./a~ Kenbrld§e ~3u~c, Suite Vicinity Map ., X - Call 48 Hours before dlgglng: GOPHER STATE ONE CALL T~in City Area 651-4-54--0002 ~ J Mn. Toll Free ~-§00-252-1166 o' ~oo' ~oo' ~oo' NOT FOR CONSTRUCTION ~*m~ REVISIONS DAT~: No Scale J __ D.~ 03/22/02 Sh.~ 1 o~ 7 arshes of ~u~ Amendment I Trott Brook Farms Survey Plan 2002 Westwood ProfessionQI Services, inc. Typical Single Family Lot: N 0 7~: - The /o! d¢mensions and areas on ~hts plan are approximate. ~e/er to the Final P/al and REAR UTILITY EASEMENT (TYP) I ~-~---:~-'---~ | UTIil TY EASEMENT I 2t~ LOT NUMBER II I ~ ~ TYPICAL LOT DIMENSION I I L--L2o ..... J Lt0o' STREET TYPICAL LOT DIMENSION / COMBO'x LOT 82 / / 561 Development Data Site Oen$ity (gross) Lot Areas (Single Family.) PUD PUD 2Z 2, 47d: units/ac. 1695 ~ - 187TH AVE. COMMON . --~ LOT ~0 \ \ ~5.967d: SF 12 Proposed Legal: Thol port of Outlet C. TROTT BROOK FARMS. according to the recorded plot thereof. 14 r99 WWestwood Professional Services, Inc. 7599 Anagram Drive Eden Prairie. MN 55344 Prepared ion D.R. Horton, Inc. 20860 Kenbridge Ct, Suite 10 U~UTYEASEMENr 2 85,937~ 5F feet; thence North ,J2 degrees 51 minutes 28 seconds EosL a distance of J2612 feet tO the actual point of beginning of sold line tO be hereinafter described; thence continuing North ]2 degrees 51 minutes 28 seconds East, o d/stance of 146J2 feet; thence Northeasterly, Northerly. and Northwest~l~ a distance of 718.51 feet along a tangential curve concave to the West, being o radius of 500.00 feet ond o central o~gle of 68 degrees ~6 minutes 44 seconds; thence North ~5 degrees 45 minutes seconds West, tangent to said lost described cur~e, a distance of 540.8~ feet; thence Northwesterly. o distance of 49~.89 feet, olon¢ o tangential cur~ conco~ to the Northeast, hovin~ o cod~u~ of 984 25 feet and o cenlr~l angle of 2~ degrees minutes 02 ~econds; thence North 07 dogree~ O0 minutes 14 seconds West. tangent to $otd lost described curve, o distance of 8~I.~3 feet; thence Northerly and Northeasterly. ~ distance of 6~9.56 feet. olon~ a tangential curve concave to the Southeast. havre rodlu$ of 600.00 feet and o central an~le of 61 de,fees 04 minutes Z~ seconds to o point to be hereinoffer referred to os "Point B" and there terminative And also thai port o[ ~a~d Southwest Ouorter of the Northwest Ouorter of Section which lies Northeasterly of a line ~hich be~rs South ~5 do,tees 55 m~nute~ 5I seconds East and posses through said above referenced "Point Except that port of sold Southwest Quarter of the Northwest Ouorter described foflows: Commencin~ at the Southwest corner of said Southwest Quarter of the Northeast Quarter; thence N~th E9 degrees 59 minutes ~7 seconds West, on assumed bearing along the South line of said Southwest Quarter of tho Northwest Ouorte~, o distance of ~l&06 feet to the point of beginning of said p~rcel to be hereinafter described; thence North 07 de,tees O0 minutes ~4 sec~ds West, ~ distance of ~4 ~ feet; thence Northerl~ Northwesterly, o~d Westerl% o distance of 7~.~4 feet, olon~ o tangential curve c~co~ to the Southwest. havin~ o radius of 50.00 feet and o c~tral on~le of 90 degrees O0 minutes O0 Seconds; thence South ~2 degree~ 59 minutes 46 seconds We~t. tangent to sold Io5l describe~ curve, o distance of 64.96 feet to the mtersectlon with said above descnb~ re/~ence "Line A~' thence Southerl% olon¢ said obo~ described reference "Line A" to the inter$ectfon with said 5outh line of the Southwest Ouorter of the Northwest Ouort~ thence Easterly. al~ said South hne of th~ Southwest Ouorter of the Northwest Ouorter to the point of beginning. NOT FOR CONSTRUCTION Marshes of Trott Brook Farms 0' 100' 200' 300' Late~t Re,ri~iona Dat~: 3/22/02 o.t~ 3/22/02 s~-~ 2 o~ ? PUD Amendment Preliminary Plat I¢2002 Westwood ProfessionoJ Services. Inc. \ DEVELOPMEN~ DATA Total Site Area: Outlot A: Pubhc R-O-W: Smith Drive & Smith Circle Wetlands: Developable Area: Total Units: Single Family: Townhome~ Development Density:. (net) 53.95 Acres 179 Acres 1.83 Acres 15.96 Acres 34.37 Acres 133 Units 23 Lots 110 Units 3-20Units/Acre W Westwood Professional Services, Inc. 7599 Anagram Drive Eden Prairie, MN 55344 Phone: 9521937-5150 ~:ax: 95Z/937-5822 COMMON. LOT 82/ 561 / LOT AREAS '"- 187TH 25' sETBACK / ~./~ CO&~NM LO~' 82 / / 3 ;. / COMMON LOT 30 ..~.' \ \ 27 26 ! . "--- 2.3 \ --ITH '- 12 43 31 28 // 15 16 17 18 ,--18 ~ ~9 ,5/// 14 ~ 'LJ I SETBACK 185TH 7 2O Coil 48 Hours before digging: GOPHER STATE ONE CALL Twin City Area 651-454--0002 ' 7 Mn. Toll Free 1-800--252-1166 21 2 22 23 24 Typical Multi Family Lot: Typical Single Family Lot: Average S.F. Lot A.rea: Average Townhome Lot Area: LOT STANDARDS - SINGLE FAMILY Lot Width Front Yard Setback Side Yard Setback Fr~n~ D. H~g.m, ff I 26,488 S.F. 2,308 S.F. 85 Feet Min. 25 Feet 30 Feet CTrott Brook Parkway, Smith Drive and Cul-De-Sac Head) 5'/10': 15 ft. Total LOT STANDARDS - kCLXL~ TI F _A~[ILY Front Setback to Private Drive fBack of Curb) Rear Setback Setback Public ROW Building to Building 25 Feet 30 Feet Min. 30 Feet Mirr 25 Feet Mirk rT .... ~'~- SlOE YARD SE~ACK TO LIVTNG AREA I 21 I1 LOT NUMBER " " o-j,, 5' '"~1 ] I SIDE YARD ~E~ACK TO GARAGE Il ~SIDE(NONLI~NGAREA) j ~ L__L ..... J O' ~ 00' 200' 500' L 25'/Jo' F_ STREET - Prepared D.R. Horton, Inc. 20860 Kenbridge Ct., Suite 10 [ak~ville Minnesota 55044 NOT FOR CONSTRUCTION Marshes of Trott Brook Farms k~ t~!ver Miv.~esota Date 03/22/02 s~,.~ 3 or 7 PUD Amendment Preliminary Site Plan ? 2002 Westwood Professional Services, inc. GENERAL GRADING & DRAINAGE NOTES; · ALL CONTOURS ANO SPOT ELEVADONS ARE SHOWN TO FINISHED SURFACE/GU~R GRADES UNLESS OTHERY, ISE NOT[O REFER TO THE SITE PLAN/RECORD PLAT FOR MOST CURRENT HORIZONTAL SITE DIMENSIONS ANO LAYOUT. ~E CONTRACTOR SHALL VERIFY THE _OCA~ON AND ELEVATION OF E×ISCNG gUTIES,AND TOPOGRAPHICAL FEAllJRES ~llq THE OWNERS AND FIELD-VERIFY PRIOR TO CONSTRUCllON. THE CDNI~ACTOR SHALL IMMEDIATELY NOllFY THE ENGINEER OF ANY OISCREPANCIES OR VARIAllONS FROM RLAN. · ALL RCP FOR STORM SEWER SHALL BE CLASS II UNLESS OTHERWISE NOTED · ALL CATCH BASINS AND MANHOIK CASINGS N PAVED AREAS SHAL_ BE SUMFED 0.10 FEET RIM ELEVATIONS ON PLANS REFLECT THE SUMPED ELEVATIONS. · ALL CONSTRUCTIOh SHALL CONFORM TO LOCAL RULES. EROSION CONTROL NOTES: SF / / / / / / ....//' POND g (EXISTINO;F ...... NWL=g02.0 _.. .-. ~Z-W~_AND [_ H~ I00 ~=903.3 N~=899.0 1.122 SF ~H~ 100 ~=903.3 -. ' ~ ~REMO~ CUL~R T, ' ~ x' 'l ~REGRADE TO ~ ~'x ' '. / / ~EXISnNG TREE N~=901,0 // /'/~'~ 2~' ~ H~ 100 ~=g03.3 LOT 82 -APPROXIMAI~ I . UMITS OF _. ~ TREES TO '.~ REMAIN (TYP.) MITIGATION ~-2.100 SF / LIMITS (TYP.) WETLAND FILL WETLAND MITIGATION VfE~_AND FILL WETLAND REPLACEMENT (WeUond Creation; New Wetland Credit) DENOTESSOIL BORING DENO~S SILT FENCE DENOTESEXISTING STORM SEWER DENOTESPROPOSED STORM SEWER DENOTESEXISTING TREE LINE DENOTESAPPROXIMATE TREE REMOVALUMITS OENOTESEXISTING SPOT ELEVA~ON ~--3.1 21 SF WETLAND FILL ~ E M 0'~ ,'P. Zdgl/E.R T, REGRAOE TO CONNECT ./ POND B FEXISTING~ I~ NWt_=90§.O /.~-~ / /'RETAINING / WALL (TYP.) 3 SIL~ EENCE /*WE~I.AND MI1]GATION :~ UMITS 615 S.F. WETLAND MITIGA]ION / POND 11 / NWL: 900.5J HWL 100 YR:905.3 /~k--LOT CORNER ELEVA]]ON 22 -'----~L~ LOT NUMBER ' I____~__DRA,NAGE ARROw 916 0 ' i WALKOUT/LOOKOUT GRADE .wa ELEVA~ON (IF APPUCABLE) 924~0'~-~1] ~'~"'~MINIMUM BASEMENT FLOOR / FRONT GRADE ELEVATION ' '' DRIVEWAY R = RAMBLER. GRADED FOR B.O' OF DIFFERENCE FROM 1HE BASEMENT FLOOR ELEVATION TO FRONT GRADE ELEVATION AT GARAGE. LO, SLO =FULL BASEMENT LOOKOUT, SIDE LOOKOUT, GRADED FOR 5.0' OF DIFFERENCE FROM THE LOOKOUT GRADE ELEVATION TO FRONT GRADE ELEVA~ON AT GARAGE, WO =FULL BASEMENT WALKOUT. GRADED FOR 8.0' OF DIFFERENCE FROM ]]~E BASEMENT FLOOR ELEVATION TO FRONT GRADE ELEVATION AT GARAGE. : :7 .// \\~ Coil 48 Hours before digging: GOPHER STATE ONE CALL Twin City Area 651-454--0002 Mn. Toll Free 1-800-252-1166 SILT FENCE NWL=907.0 100 YR=907.3 DENOTESHEAVY DUTY SILT FENCE DENOTESPROPOSED SPOT ELEVATION -- DENOTESEXISTING CONTOURS /5 CATcHDENOTES BALE CHECKS AROUNDBAsiNS [ I~PICALLOT ~980~ DENOTESPROPOSED CONTOURS DENOTESEMERGENCY OVERFLOW ELEVATION Eden Prairie, MN 55344 ~-- '" . rton, Phone: 952/937-5150 Fax: 952Y937-5822 ~cb D. H~g~, I~ u / ~b~d§e ~3t~t, Suite 100 FEMA FLOOD PLAIN LINE~ / / I 2/ \ ROC~ coNsmucno, ~mANCE SHOULD BE ROCK CONSTRUCTION ^ um~uM H~CaT c~ ~.o' ^,~ CO, mR ENTRANCE J NOT FOR CONSTRUCtiON x O' 100' 200' 300' LA17~T RL~'~IONS DAT~ B-5 20011092 2OOllOg2ODP~ DWG I arshes o[I PUD Amendment ITrottBrook Farms]?renmi Drainage ~ ~osion m m ~.., ~,. I Con~ol PI~ ~2002 Westwood Professionol Services, Inc. Vance Street 187th Avenue Smfl~ Clrde Westwood Professional Services, Inc. Eden Prairie, MN S5344 Phone: 9S2/937-5150 F~x: 952/937-5822 Sm/th Drive Tyler Canrt x\ 0oll 4-8 Hours before digging: GOPHER STATE ONE CALL Twin City Area 651-454--0002 Mn. Toll Free 1-800-252-1166 . orton, Inc. _~ wa 20860 Kenbrtdge C.~urt, Suite 100 1-1/2" YYgE 41A PLANT MIXED BITUMINOUS WEARING COURSE TACK COAT, MnDOT 2~57 2" TYPE 41A PLANT MIXED BITUMINOUS BASE COURSE 8" GRAVEL BASE CLASS 5 MODIFIED) (100% CRUSHED) --SUBGRADE PREPARA3ON TYPICAL STREET SECTION NO SCALE P/L C/L 11.5' P/L (17.5' FACE TO BACK) 52' F-F PUBLIC STREET TYPICAL SECTION NO SCALE 14' I 14' 2.0% ~' PROFILE GRADE SUR~4OLINT^ GRADING GRADE 11.5' 28' B-B PRIVATE STREET TYPICAL SECTION NO SCALE 24' B-B TYPICAL SECTION (SHARED DRIVE) NO SCALE LATEST REVISION DAT~ Trott Bro?k Farmsv--&CenterDetails~ v--Linesheet~.,Pr°files, r,,.. ~ 02002 Westwood Professionol Services. Inc. TAP 8' DIP TO EXISTING WA]~R TO MANHOLE PROPOSEO IE=g IE=898.82 x PLUG AND CONNECT TO EXIS~NG STUB ~=904.39 -- REMOVE 10' PVC -- PLUG AND CONNECT TO EXISTING STUB MH-IO IE=g02.B6 RE=910.70 MH-9 RE=909.51 RE=917.40 18~.1E=901.11 COMMON - LOT 82/ MH-8 RE=914.11 / V RE=914.54 IE=900.50 / / MH-13 RE=923.96 ]E=911.96 MH-12 ' RE=92¢.26 IE= 908'. I g ~ / RE=927.66 RE=930.42 IE=g14.02 IE=915.44 8" DIP PLUG AT PROPERTY LINE ~ MH-25 RE=956.41 IE=907.01 8° DIP -8' PVC / '~ MH-16 -~- RE=926.49 8" DIP PLUG AND CONNECT TO COMMON . EXlS~NG STUB LOT 30 · RL~0VE REMO~ 8' PVC PLUG AND CONNECT TO ~NO CONNECT RE:912.53 IE=902.76 REMOVE 8' LOT 8~H-17 BE=914.00 / / / 3 / ~ RE=918.4-2 · IE=901.35 RE=913.62 IE=902.75 \ MH--18 \ RE=916,15' IE=905.91 REMOVE 8" DIP PLUG AND CONNECT TO EXISTING STUB RE=917.76 lE=906.22 29 26 RE=917.22 E=907.0~ SMITH CIRCLE 13 15 14 16 18 MH-25 IE:919.07 17 r--1 8 -L_~ 7 21 22 FUTURE TRO]-[ BROOK FARMS ADDITION 9 (UNCHANGED) 10 GENERAL UTILITY NOTES: · ]TIE CONTRACTOR SHALL V~RIFY ALL EXISTING CONDI~]ONS PRIOR TO CONSTRUCTION AND NO,FY THE OWNER OF ANY DIFFERENCES. · UNLESS OTHERWISE NOTED, ALL MATERIALS, CONST. TECHNIQUES AND TESTING SHALL CONFORM TO THE 1988 ED. OF THE 'STANDARO UTILI]~ES SPECIFICATIONS FOR WATER MAIN AND SERV1CE LINE INSTALLATION AND SANITARY SEWER AND STORM SEWER INSTALLA~ON BY ]~IE CITY ENGINEERING ASSOCIATION OF MINN.' AND TO ~E "STANDARD SPECIFICATION FOR HIGHWAY CONSTRUCTION" MINN. DEPT. OF TRANS.. JUNE 9,1988 INCLUDING THE CURRENT ADDENDUM. THE CONTRACTOR SHALL BE REQUIRED TO FOLLOW ALL PROCEDURES AS OUTIJNED BY l~HE LOCAL AGENCY. · THE CONTRACTOR SHALL RECEIVE THE NECESSARY PERMITS FOR ALL WORK OUTSIDE OF THE PROPERTY UMITS. · SEE ARCH. PLAN FOR EXACT BLDG. LOCATION. SEE SITE PLAN FOR LAYOUT OIMENSlONS. SERVICE ENTRY LOCATIONS TO BE COORDINATED WITH THE ARCHITECT. VERIFY EX~STING INVCRT LOC. & ELEV. PRIOR TO BEGINNING CONSTRUCTION. · "~E WATER SERVICE SHALL 8E INSTALLED WITH A MtN, OF 7.5 FT. OF COVER, THE CONTRACTOR SHALL VERIFY ~-IE CITY AS-BUILT CONSTRUCTION PLANS TO CHECK LOCA'RON AND MATERIAL TYPE. · ALL STORM SEWE~ PIPE SHALL BE CLASS 5 UNLESS OTHERWISE NOTED. · THE CONTRACTOR SHALL CONTACT 'GOPHER STATE ONE CALL' FOR FOR U'RUTY LOCAQONS PRIOR TO UTILITY !NSTALLA~ON. LEGEND EXISTING SANITARY SEWER WATER HYD. W/VALVE STORM SEWER PROPOSED SANITARYSE~,'ER -- .~ -- WATER -- HYD. W/VALVE ::~ STORM SEWER -- ~4 -- DRAIN TILE X 100' 200' Westwood Professional Services, Inc. ~ ~ ~ ~- ~ ~ ~" ~ ~ ~ ~" 7599 Anagram Drive : - D Horton, Inc. Eden Prairie, MN 553~ ~ ~ ' Phone: 95~937-5150 Fax: 95~937-5822 F~ ~b~e ~, S~[e 1~ Call 48 Hours before digging: GOPHER STATE ONE CALL Twin City Area 651-454-0002 Mn. Toll Free 1-800-252-1166 / / I 2 \ \ 3 2¢ ./ NOT FOR CONSTRUCTION e-5 200H092 2001IO92UrPl 0'6'(; ITrott Brook Farms Pre~ U~ Plan ~2002 Westwood Professional Services, Inc. rn Plantin~ Notea Landscape contractor shall visit site rar to submttng bid to become completely familiar with the site con~tions. It is the responsibility of the contractor to identify oll underground cables, conduits, wires, etc. on the property. completed in immediste area. The landscape contractor shall be responsible for final grading prior to sodding operations. If there is a discrepancy between the number of plants shown on the plan and the number of plants shown in the plant list, the number of plants shown on the plan will toke precedence. All plants shall be of specimen quality and approved by the Landscape Architect and Owner prior to installation. Plants shall have normal, well-developed branch sM'Stems, a vigorous fibrous root system; they shall be injuries, abrasions of the bark plant diseases insect eggs, borers and all forms of nfestat ans. All plants shall be nursery grown. Repair all damage to property from planting operations at no cost to owner. .he landscape contractor shall replace at no charge, any tree. evergreen, be alive and in normal satisfactory growing condition at the end of the guarantee period. Four inch deep shredded hardwood bark mulch over weed battler fabric will be Installed around ail trees that (3re isolated from ground cover areas. / / / MONUMENT B NEIGHBORHOOD MONUMENT B C M_~ONJ, JMENT BROOK . SMIT} 561 Wrapping material shall be first quality, heov% waterproof crepe paper manufactured for this purpose. Trees shall be wrapped prior to 12/1 and removed after 5/1. Tree gu)~'ng in all areas shall be optional, he landscape contractor shall be responsible for ma~ntalnlng trees in o straight uprlght condition for a period of twelve months following installation. Stake all trees In the field prior to digging. Landscape Architect fo approve all locations prior to installation. Verify all existing trees on site to be s(sved prior to any planting of new trees. All sod suppUed shall be of the highest quality cultured sod available. Contractor shall be responsible for the watering of all freshly sodded lawn areas until established. After the watering the owner takes full responsibtUty for sod. All evergreen/overstory tree groupings shall hove poty edgln§ with o 4' deep shredded bark mulch. Planting details represent adequately drained soil conditions, he contractor should exercise discretlon in setting plants 1'-5' higher in poorly drained soils. ]'ne contractor Is responsible for providing adequate drainage In heaT, poorly drained or impervious soils. Backfill soil: use cultivated and amended sail excavated from planting hales. Remove all debris Includ!ng rocks larger than 3" In dloo Typical Foundation Planting~ Overstory Tree Detail Landscape Requirements REQUIRED (10.668.5/40 = 267 trees) Trees on slte:(100~) Overstory: (§0%) Ornament el: (25%) Coniferous: (25~) PROVIDED Trees on site: Overstory: Ornomenta[: Coniferous: EIGHBORHOOD MONUMENT B 267 133 67 67 183 149 67 67 Tree Inventory/Preservation Calculations Total area trees on slte: 21.76 ac. (1OO~) Total area of trees removed: 10.18 ac. Total oreo of trees saved: 11.58 ac. Evergreen Detail Westwood Professional Services, Inc. D R Horton, nc. Eden Prai¢~e, MN 553~ - Phone: 95~937-5150 Fax: 95~937-5822 MONUMENT B Coil 48 Hours before digging: GOPHER STATE ONE CALL Twin City Area 551-454-0002 Mn. Toll Free 1-800-252-1166 Plant Schedule QTY. SYMBOL OVERSTORY DECIDUOUS COMMON/BOTANICAL NAME SIZE Hackberry/Celtis occldentalis 2' BB OVERSTORY CONIFEROUS 67 ~ Colorado Green Spruce/Piece pungens 6' BB Black Hills Spruce/Picas glauca 'Oensata' 6' B8 Austrian Pine/Pinus nlgra 6* BB Scotch Plne/Pinus sy{~estrls 6' BB Red Splendor Crab/Yolus x 'Bed Splendor* Spring Snow Crab/Molus x "Spring Snow" hornless Hawthorn/Crataegus crusgolll 'tnermis' Japanese Tree aisc/Syringe reticulate Quaking Aspen/Populus tremuloldes Preserved Existing Trees 1.5' BB ORNAMENTAL/MIDSTORY TREES NOTE; QUANTISlES ON PLAN SUPERSEDE MST QUANTI~ES tN EVENT OF DISCREPANCY.j NOT FOR CONSTRUCTION Marshes of Trott Brook Farms O' 100' 200' 3Off mt~ 3/22/02 Sh.~ 7 o~ 7 PUD Amendment Preliminary Landscape/ Dimensions, notes, details and conformation te all local codes are to be v~fled by owner and contractor prior to the start of construction Phillips Planning, inc. will assume no responsibility for same after commencemen of cons ruc ion, ,1~ FRONT ELEVATION J i.RA HORTON--MULTI D 'U ~u,~ ~u~ i~. P ~0205 I 2J Dimensions, nates, details and cenformatian in all lanai codes are tn be verified by owner and contractor prior lo the start nj construction Phillips Planning, Inc. will assume no responsibility tar same after commencement of construct/on. E LEVATI O N RIGHT ELEVATION -,11 REAR ELEVATION D.R. HORTON--K4 ULTI ~I~#IIGIII~ PLAN~O2OS-- I 2J IOimensJons, notes, details and conformation I fo all local codes are to be verified by o'~ner I and contractor prior to the ~art of construction Phillips Planning, Inc. will assume no responsibility for same after commencement o construction. 30' -(7 3/,4 ~ BASEMENT PLAN --G-- ow. ~m ~,~ l~.-~L .... ~-~ _=~_ ~J~ Ii~.~. I I I ~ ' IFf pcO= ~;t.6,~$ OVlm SECOND FLOOR PLAN --O-- ~'-$-Itg~"PLATENEI~MT 161 ~. FT. L[VIN~ AREA -~.-,-,,0. ~m ~ ~c~ ~ D.R. HORTON--MULTI e©'c~,~u~b'lc.PLAN-,~¢ 0205-- I 2J ~Y 2 0 2OO2 D. R. HORTON INC.,- MINNESOTA 20860 Kenbridge Ct. Suite 100 Lakeville, MN 55044 May 17, 2002 Mayor Stephanie Klinzing and City Council Members City of Elk River 13065 Orono Parkway Elk River, MN 55330 Re: MARSHES OF TROTT BROOK FARMS - REVISED SITE PLAN Dear Mayor Klinzing and City Council Members: REQUEST D.R. Horton has requested a Rezoning from Rlc to PUD, Conditional Use Permit for Site Plan Approval and Preliminary Plat Approval in connection with the development of the Marshes of Trott Brook Farms. This would be phase 9 of the original overall Trott Brook Farms PUD. The original PUD included single-falnily homes and a cluster of town homes similar to those being already developed in the Trott Brook Farms neighborhoods. The Marshes will offer the Traditions Townhome, which is a new row townhome product. The amendment to the Trott Brook Farms PUD would include the change in unit type, increase overall units from 615 to 631 (including 10 on the highway renmant parcel), and revise a portion of the remaining single family neighborhood. The existing Approved PUD is for the development of 615 residential units (349 S/F, 118 Coach and 148 Villa). The request is to develop 631 residential units with a slightly different mix (337 S/F, 105 Coach, 108 Villa and 81 Traditional Row). While a total of 16 additional residential units are being requested, only 6 are located within the original PUD area. The remaining 10 residential units are located on the highway remnant parcel. DEVELOPMENT CONCEPT The Marshes neighborhood and adjacent single hmily area is being redesigned in response to site conditions, the projected market need for townhomes in the Elk River community, the desire for the City to obtain Outlot K for additional park lands and the Planning Commission recommendation on April 23, 2002. Mayor Stephanie Klinzing and City Council Members May 17, 2002 Page 2 The townhomes originally suggested on the western portion of the site were large two story units that were conceptual in design. Their footprint was large, and upon close review of grading studies was found to cause more tree removal than was desired. Through the use of a smaller townhome footprint, the use of private roadways in the more difficult and wooded portions of the site, and by reworking the drainage and ponding plans, trees and woodlands have been preserved. While the market for our current housing choices is strong, an additional home type will be a benefit to the Trott Brook neighborhood and the Elk River comrnunity. The surrounding open space will set this cluster of townhomes apart from others in this area of the City, and the realignment and use of private streets throughout the Marshes provides the added benefit of reducing the impact on the land. PLANNING COMMISSION RECOMMENDATION ON APRIL 23, 2002 The Planning Commission has recqmmended approval of our requests. However, their action resulted in a reduction of 49 Traditional Row units (110 originally proposed), including the action to impose the R3 Residential Standards to the proposed residential units within the current PUD zone. As a result of the Planning Commission actions, we met with city staff to provide an alternative request (see the attached revised site plan and revised Traditional Row unit building elevation). The follo~ving details our inodification to the initial request. MODIFIED REQUEST: Description. Approve the request to amend the PUD and site plan to allow 81 Traditional Row units with 35 single family lots for a total of 116 residential units (a reduction of 17 units from the number originally proposed). Again, while a total of 16 additional residential units are being requested from the original PUD approval, only 6 are located within the original PUD area. The remaining 10 residential units are located on the highway remnant parcel. In order to provide a strong and healthy Townhorne Association, this modified request of 81 units will result in a neighborhood size that will have the necessary reserves to maintain the units and the neighborhood for many years to come. It has been our experience, as one of the leading townhome developers in the area, that approximately 100 units provide a strong and healthy financial neighborhood association. Housing Affordabilitv and R3 Residential Standards. D.R Horton has modified the Traditional Row unit to a smaller footprint that will meet our goal in the market place of Elk River and the Metropolitan Council's goal of $170,000 per unit for new construction. By meeting this goal of housing affordability, it provides greater Mayor Stephanie Klinzing and City Council Members May 17, 2002 Page 3 opportunity and a different housing product for home ownership in Elk River. If the R3 residential standards are required as part of our modification request approval, within the existing PUD zone, the goals of affordability as referenced above will not be accomplished. In that event, D.R. Horton would have to revert back to the original PUD approval. Reverting back to the original PUD approach would not benefit all parties involved (City, County and Horton home buyers), in connection with all the site issues discussed above (location on Twin Lakes Road, Outlot K for park, saving woodlands, minimizing ponding impacts and housing affordability). As indicated, D.R. Horton is requesting approval for a mixed-use revision to the existing residential PUD to include a total of 116 residential units. The mix will include 35 single family residential lots and 81 Traditional Row type townhomes. We've discussed this alternative with staff and have agreed that this modification to the PUD is a fair alternative to move toward the successfifi completion of the Trott Brook Farms community. We look forward to discussing this,in more detail with you on May 20. If you should have any uestions, or if additional infon'nation will help you with the review process, please call me at 52-985-7826 (office) or 952-292-I 527 (cell). Sincerely yours, I).R. HORTON, IN~.~- MINNESOTA DIVISION Tom Bakritge~ .// ~ Project ManageTLand DeVelopment Enclosure CC: Patrick Klaers, City Administrator Michele McPherson, Director of Planning Scott Harlicker, Senior Planner Terry Maurer, City Engineer David Sellergren, Fredrickson & Byron, P.A. ~D2002 Wesb~ood ProFessional ~ervices, ~I~'~ Westwood Professional Services, Inc. ~1~ 7599 Anagram Drive ~1~ V Eden Prairie, MN 55344 ~ ~ Phone: 952/937-5150 Fax: 952/937-5822 Prepared for: R. Horton, Inc. 20860 Kenbrictge Ct., State I0 Lakevflle MLnnesota 55044 Marshes of Trott Brook $ Elk River, MLrmesota Date: 05/15~02Sh~ 1 OF I Traditional Row Townhome V- D.R. Horton, Inc. 20860 Kenbrldge Ct Saite 10 Lakev/lle. Minnesota 55044 r $ Illustrative It oft Brook Farms[site Plan