6.1. SR 07-15-2002MEMORANDUM
Item# 6.1..
TO:
FROM:
DATE:
Mayor and City Council
Scott Harlicker, Senior Planne~r~
July 15, 2002
SUBJECT: Case No. P 02-08, Request by D.R. Horton for Final Plat
Approval, Marshes of Trott Brook Farms
Request
Consider a request by D.R. Horton for Final plat for Marshes of Trott Brook Farms.
Location
The property is located east of Twin Lakes Road at the Trott Brook Parkway intersection.
Zoning/Land Use
PUD (Planned Unit Development) / MR (Medium Density Residential)
Attachments
Location Map
· Memo from the City Engineer
· Final plat
· Preliminary plat
· Letter from Sherburne County Public Works Department
· Resolution No. 02-
Overview
The applicant is proposing to plat 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. The preliminary plat for Marshes of Trott
Brook Farms was approved by the Council on May 22, 2002.
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 include 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 the western portion of
the property running southeast to northwest.
Trott Brook Parkway was platted as part of Trott Brook Farms 8~ Addition and should be
constructed this summer. Sewer and water will be installed within the right of way as part of
that project.
Analysis
The preliminary plat included 111 townhouse lots and 35 single family lots. The final plat
includes platting all 111 townhouse lots. The single family lots will be platted in a future
phase.
The layout of the final plat is consistent with the approved preliminary plat and the
conditional use permit approved for the Marshes of Trott Brook Farms PUD. Vance Street,
Vance Drive and Tyler Court are shown as private streets. Vance Street is shown as
extending from Trott Brook Parkway, across the gas line easement, to Twin Lakes Road.
Vance Street/Vance Court provides access to 81 units and Tyler Court provides access to 30
units.
Grading, drainage and utility issues are addressed in the City Engineer's memo.
The Park and Recreation Commission recommended cash to meet the park dedication
requirements.
A detailed landscape plan will be required.
Recommendation
Staff recommends that the City Council approve Resolution No. 02- granting final plat
approval for Marshes of Trott Brook Farms with 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.
5. AN ENGINEERING ESCROW IN THE AMOUNT DETERMINED BY THE
CITY BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING.
6. PARK DEDICATION FEES FOR 31 UNITS AT THE CURRENT RATE BE
PAID PRIOR TO RELEASING THE PLAT FOR RECORDING.
e
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.
I 0. 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 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.
13. A DETAILED LANDSCAPE PLAN FOR THE AREA AROUND THE
TOWNHOUSE UNITS WILL BE REQUIRED.
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.
I $. 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, SHOULD THAT CONNECTION PROVE UNWORKABLE, THEN
CONNECT VANCE DRIVE WITH TYLER COURT.
17. THE TOWNHOUSE EXTERIORS CONSIST OF MULTIPLE COLOR
PALLETS.
18. ALL COMMENTS OF THE SHERBURNE COUNTY HIGHWAY
DEPARTMENT SHALL BE ADDRESSED
PARCEL B
PARCEL A I
OUTLOT C
OUTLOT
OUTLOT L
i~Boo¢
~vor Case Number:
Location Map
P 02-08
MARSHES OF TROTT BROOK FARMS
N
Howard R. Green Qompany
July 3, 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
FINAL PLAT
Dear Mr. Harlicker:
As requested, we have reviewed the final plat of Marshes of Trott Brook Farms. Based on our
review, we would offer the following comments:
There are two locations between Lots 72 and 73 and between Lots 76 and 77 where
proposed storm sewer lines will need a minimum of 20 feet of easement width.
Currently, the area between these lots at the narrowest is 15.75 and 13.35 feet. The lots
should either be adjusted slightly to increase the space between them to 20 feet, or
additional easements need to be provided on the lots themselves to provide the
necessary 20 feet of easement area for the proposed storm sewer.
Limited access should be provided along the frontage width CSAH 13 except where the
proposed road will intersect CSAH 13 in the southwest corner of the plat.
Midway along the frontage of CSAH 13 there is a jog in the right-of-way of less than one
foot. We would suggest that this jog be eliminated and the right-of-way expanded in this
area to make it a consistent line along the entire frontage.
Immediately south of the plat in the southwest corner we believe that the existing area is
labeled slightly incorrectly. It shows that Trott Brook Farms is immediately south of the
entire frontage of Marshes of Trott Brook Farms. We believe that the extreme southwest
corner is City of Elk River property where the new well and water treatment facility is
located. This area of the plat should be modified to reflect this piece of property.
Given these few minor changes, we would recommend approval of the final plat of Marshes of
Trott Brook Farms.
If you have any questions regarding any of the recommended changes, please call.
Sincerely,
Howard R. Green Company
Terry J. Maurer, P.E.
TJM:mW
Ltr-070302-HarlickerLtr-070302-Harlicker
1326 Energy Park Drive · St. Paul, MN 55108 · 651/644-4389 fax 651/644-9446 toll free 888/368-4389
MARSHES OF TROTT BROOK FARMS
WESTWOODI
DATE RECEIVED
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MARSHES OF TROTT BROOK FARMS
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i
GRAPHIC$CALE
'\
BLOCK ONE
/
Vicinity Mop
DATE RECEIV~:~:
July 2, 2002
PUBLIC
Sherburne County
WORKS DEPARTMENT
Rhonda F. Lewis, P.E.
425 Jackson Avenue
Elk River, MN 55330
(763) 241-7030 · 800-594-5208
City of Elk River
Attn: Michele McPherson
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330
RE: Marshes of Trott Brook Farms (Revised 7/2/02)
Dear Ms. McPherson;
In our review letter for the Marshes of Trott Brook Farms dated April 8, 2002 Sherburne County
agreed to allow access to CSAH 13 for Vance Street, because the proposal was for a limited
number of town homes, with the following conditions. Vance Street cannot be a thru street; it
must be gated at the pipeline easement and...
1. 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.
2. Because of limited site distance and the confusion of the transition area we require tree
removal to create a better site triangle.
3. A No Left Turn sign (into the development) is required for southbound traffic.
Upon further review Emergency Services objected to the gating of Vance Street at the pipeline.
This in essence changed Vance Street to a thru road and lead to a meeting on June 20, 2002 in
our office attended by Terry Maurer, Jason McCarty, Tom Bakriges, Dick Corbin and myself
which lead to a possible solution. It is proposed that Sherburne County will allow access for
Vance Street to CSAH 13 under the following conditions. When and if a signal is warranted at
Trott Brook Parkway and CSAH 13:
1. Old CSAH 13 is cul-de-saced as originally proposed.
2. Vance Street will be limited to right in and right out. A raised center median must be
installed on CSAH 13 to eliminate cross traffic and turning movements. All left
turning movements must be made at signalized intersections.
3. A site triangle must be created and maintained by the clearing of trees to meet
Mn/DOT standards. The monument for Trott Brook cannot be located within this site
Page 2
triangle. We suggest a permanent easement be granted to the County to assure that
this sight triangle is maintained.
4. Several sections of curbing on CSAH 13 north of the proposed Vance Street shall be
removed as discussed at the meeting.
5. We require 60' of right of way be dedicated in fee title to Sherburne County.
6. The developer is responsible for pavement marking corrections 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 763-241-7030.
RESOLUTION NO. 02 -
CITY OF ELK RIVER
A RESOLUTION GRANTING FINAL PLAT APPROVAL FOR:
Marshes of Trott Brook Farms
Case No. P 02-08
WHEREAS, application has been made for final plat approval, pursuant to
Section 1008.08 (1)(c) of the Elk River City Code of Ordinances, of the property
legally described on attached Exhibit A and hereinafter referred to as "the
Property"; and
WHEREAS, the application for preliminary plat approval has been referred
to the Planning Commission which has given its advice and recommendation to
the City Council; and
WHEREAS, a preliminary plat of the Property was approved by the City
Council on May 20, :2002; and
WHEREAS, the proposed final plat is consistent with the preliminary plat
as approved by the City Council; and
WHEREAS, the proposed final plat complies with each of the conditions
set forth by the City Council in its approval of the preliminary plat of the Property;
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF
THE CITY OF ELK RIVER, as follows:
It is hereby determined by the City Council for the City of Elk River as
follows:
The proposed subdivision is consistent with the Zoning Ordinance
and conforms with all of its requirements.
Bo
The proposed subdivision is consistent with all applicable general
and specialized city, county, and regional plans including, but not
limited to, the City's Comprehensive Development Plan.
Co
The physical characteristics of the site, including , but not limited
to, topography, soils, vegetation, susceptibility to erosion and
siltation, susceptibility to flooding, and drainage are suitable for the
type and density of development and uses contemplated.
The proposed subdivision makes adequate provision for water
supply, storm drainage, sewage transportation, erosion control and
all other services, facilities and improvements otherwise required
herein.
Eo
The proposed subdivision will not cause substantial environmental
damage.
The proposed subdivision will not conflict with easements of record
or with easements established by judgment of a court.
The proposed subdivision will not have an undue or adverse impact
on the reasonable development of neighboring land.
Final plat approval is hereby granted for the Property, subject to the
conditions set forth in attached Exhibit B.
°
The officers of the City are hereby authorized, once the conditions set
forth in Exhibit B are met and complied with, to sign the final plat for the
Property and to issue a certified copy of this Resolution giving final
approval of the plat.
o
The owner of the Property is authorized to record the final plat as required
by law and shall file proof of said recording with the City. No building
permits will be issued for the Property until the final plat is recorded.
This final plat approval shall expire one year from the date of this
resolution if the final plat is not recorded within that time.
The foregoing
resolution was introduced by Council Member
and duly seconded by Council Member
The following voted in favor of the Resolution.
The following voted against the Resolution:
The following were absent:
Document3 Page 2
WHEREUPON the resolution is adopted.
Passed and adopted this 15th day of July, 2002.
Stephanie Klinzing, Mayor
CERTIFICATE
STATE OF MINNESOTA
COUNTY OF SHERBURNE
CITY OF ELK RIVER
I, the undersigned, being the duly qualified and acting Clerk of the City of
Elk River, Minnesota, hereby certify that the above resolution is a true and
correct copy of the resolution as adopted by the City Council of the City of Elk
River on July 15, 2002.
WITNESS my hand officially as such Clerk and the corporate seal of the
City this day of ,2002.
Sandra Peine, City Clerk
STATE OF MINNESOTA
SS.
COUNTY OF SHERBURNE
The foregoing instrument was acknowledged before me this __
, 2002, by Stephanie Klinzing, Mayor, City of
Minnesota.
Elk
day of
River,
Notary Public
Document3 Page 3
STATE OF MINNESOTA
SS.
COUNTY OF SHERBURNE
The foregoing instrument was acknowledged before me this ~ day of
,2002, by Sandra Peine, City Clerk, City of Elk River, Minnesota.
Notary Public
Document3 Page 4
EXHIBIT A
Legal Description:
i'hat part of Outlot C, TROTT BROOK FARMS, according to the recorded plat thereof. Sherburne County. Minnesota lying southerly of
Trott Brook Parkway. as dedicated on TROTT BROOK FARMS 8TH ADDllTON. according to the recorded plat thereof, said Sherburne
County and northerly, northwesterly, northeasterly and westerly of the following described line and its westerly and northerly
extensions:
Commencing at the most southerly corner of Outlot J, said TROTT BROOK FARMS; thence South O0 degrees 08 minutes 18 seconds
East. qssurned bearing, dong o west line of said TROTT BROOK FARMS, a distance af 979.28 feet to the northwest corner of the
Northeast Quarter of the Southwest Ouarter of Sect/an `35. Township ,3,3, Range 26. said Sherbume Count~ thence South O0
degrees 08 minutes ,35 seconds East, along the west line of said Northeast Quarter of the 5outhwest Quarter, a d/stance of 8.44
feet to the po~t of beginning of said line; thence North $9 degrees 08 minutes ,38 seconds East. a distance of 560. g2 feet to
the north line of said Northeast Ouorter of the Southwest Quarter; thence North 41 degrees 08 minutes 54 seconds East, a
distance af 4.32.5! feet; thence South 46 degrees .30 minutes 58 seconds East, o distance of 174~04 feet; thence North 4,3
degrees 3.5 minutes 06 seconds East. o distance of `390.68 feet: thence North Og degrees 18 minutes 07 seconds East. a distance
of 268.16 feet to the south right of way I[ne of said Trott 8rook Parkway and there tcrrninot/ng.
Together with:
That part of the Southwest Ouqrter of the Northwest Ouorter of Section ,35, Township 3.3. Range 26, Sherburne County, Minnesota
which lies Southeasterly of the Southeasterly right-of-way line of County State Aid Highway No. I,3.
ICh/ch lies Easterly and Southeasterly of a line to be hereinafter referred to os "L/ne A': drown parallel with and d/stant 60.00 feet
Easterly and Southeasterly of the fo/lowing described line:
Commencing at the Southwest corner of said Southwest Quarter of Section J5: thence South 89 degrees 57 minutes 1`3 seconds
East. on an assumed bearing dong the ~outh I/ne of said Southwest Quarter. a d/stance of I155.26 feet: thence North J2 degrees
5! minutes 28 seconds East, a distance of ,326.12 feet to the octuot point of beginning of sold fine to be here/no£ter described;
thence continuing North ~2 degrees 51 minutes 28 seconds East, a distance of 146..~2 feet; thence Northeasterly. Northerly. and
Northwesterly. a distance af 718.51 feet dang o tongenUal curve concave to the West. having a radius o! 600.00 feet and a
central angle of 68 degrees ,36 minutes 444 seconds; thence North ,35 degrees 4~5 minutes 16 seconds West, tangent to sold last
described curve, a d(stance of 548.8,3 feet: thence Northvcesterly, o distance of 49.~.89 feet, dong o tangential curve concave to
the Northeast, having a radius of 984.25 feet and a central annie of 28 degrees '%5 minutes 02 seconds: thence North O? degrees
O0 nl(nute$ 14 seconds H/e~, tangent to said lost described curve, a d/stance of 8,31.9,3 feet; thence Northerly and Northeasterly.
a distance of 6.79.56 feet, dong o tangential curve concave to the Southeast, having o rod(us o£ 600.00 feet and a central angle
of 6~ degrees04 minutes 2.3 seconds to a paint to be hereinafter referred to as "Point B" and there terrninaUng.
And also that port of said Southwest Ouarte~ of the Northwest Quarter of Section 35 which lies Northeasterly of a line which
bears South .~S degree$ 55 minutes 5I seconds East and posses through said above referenced "Point
Except that part of said Southwest Quarter of the Northwest Ouorter described os follows:
Commencing at the Southeast corner of said Southwest Ouarter of the Northwest Ouarter; thence North E9 degrees 59 minutes .37
seconds West, an assumed bearing along the South line of said Southwest Ouarter of the Northwest Quarter. a distance of 292.09
feet to the point of beginning of sold parcel to be hereinafter described; thence North 07 de~lrees O0 minutes 14 seconds West,
d/stance of 440.6,3 feet: thence Northerly. Northwesterly. and Westerly, a dTstance of 109,96 feet, dong o tangential curve concave
to the Southwest. having o rod/us of 70.00 feet and a central angle of 90 degrees O0 minutes O0 seconds; thence South $2
degrees 59 minutes 46 seconds West, tangent to said last described curve, a distance of 70. 7.~ feet to the intersection with said
aOove described reference "Line A"; thence Southerly, along said above described reference "L/ne A~ to the intersection with said
South line of the Southwest Ouorter of the Northwest Quarter; thence Easterly, dong said South line of the Southwest Ouorter of
the Northwest Quarter to the point of beginning.
Document3 Page 5
Conditions:
EXHIBIT B
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 STREETS.
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.
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.
Document3 Page 6
15.
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.
17.
18.
VANCE STREET BE CONNECTED ACROSS THE GAS LINE EASEMENT
AND, SHOULD THAT CONNECTION PROVE UNWORKABLE, THEN
CONNECT VANCE DRIVE WITH TYLER COURT.
THE TOWNHOUSE EXTERIORS CONSIST OF MULTIPLE COLOR
PALLETS.
ALL COMMENTS OF THE SHERBURNE COUNTY HIGHWAY
DEPARTMENT SHALL BE ADDRESSED
Document3 Page 7
GOPHER STATE ONE CALl_
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DE _VELOPMENT DATA
53.95 Acres
Total Site Area:
Public R-O-W:
Smith D~ve, Smith Cfrcle
3.15 Acres
a~d 187th Avenue 15.99 Acres
Wetland.s: 34.81 AcTes
Developable Area: L79 Acree
Outlot A: L66 Acres
Outlot B: 116 U~its
Total UniUr 35 Lots
Single Family: 81 Units
Townhome~ 3.33 UnitS/Acre
Development Density:- (net)
I~W Westwood professional Services, InC.
COMMON
LOT 82
/
LOT AREAS
25,170 s.F.
Average S.F. Lot Area: 2,256 S.F.
Average Townhome Lot Area:
LOT STANDARDS - SI]qGLE FAMILY
Lot Width
Front Yard Setback
Side yard Setback
CURRENT PLAN
1695
~0' SETBACK
30' S~-~TBACK
3~
~ f 27
25
85 Feet Min.
25 Feet (Smith Circle & lgTth Ave-)
S30miFeet (TroLL Brook parkw_ay, ~,
th Drive & Cul-De-Sac Hearn
5'/10' : 15 fL Total
~_._~_T STANDARDS - MULTI FAIdlLY
Front Setback to Private l~'ive 25 Fee~ Miz~
(Back of Curb)
30 Feet Min-
Rear Setback
3O Feet Min-
Setback public ROW
?.5 Feet Mia-
Building to Building
for.
L
/-
16
-4
Typical
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/ / :'20
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3o
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13 .~ ..... ..../ / ~9 ,'
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./ 12 //~ ~'-:,..<: 22
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,o '"',, IS, ST
",, 2 4- /
Single Family Lot~ Typical Multi
REAR YARD SETBACK
,
L 25'/30' FRONT YARD SETBACK (SEE
PLAN ~EW FOR EXACT SETBACK)
29
28
D_R. Horton, Inc.
21~60 Kenbridge CL~ Suite 10
;I
27
Family Lot:
Amendment
Trott Brook Farms~e~,~ at, ~,t~
l~k River, M~x~om
L-' L_] L_] L_] ~oo'
0' 1 Off 200'
',lOT FOR CONSTRUCTION ~,~