6.2. SR 07-15-2002City ~
Elkk.
R3ver
MEMORANDUM
Item #6.2..
TO:
FROM:
DATE:
Mayor and City Council
Scott Harlicker, Senior Planner
July 15, 2002
SUBJECT: Case No. P 02-14, Request by D.R. Horton for Final Plat
Approval, Trott Brook Farms South 2nd Addition
Request
Consider a request by D.R. Horton for Final plat for Trott Brook Farms South 2nd Addition.
Location
The property is located at the southeast corner of the intersection of Twin Lakes Road and
County Road 12.
Zoning/Land Use
R3 (Townhouse District) / MR (Medium Density Residential)
Attachments
· Location Map
· Memo from City Engineer
· Final plat Trott Brook Farms South
· Preliminary plat Trott Brook Farms South
· Final plat Trott Brook Farms South 2na Addition
· Resolution No. 02-
Overview
On December 17, 2001 the Council approved the preliminary plat for Trott Brook Farms
South. This plat includes 149 dwelling units (19 single family units and 130 townhouse units)
on 41 acres. On February 19, 2002 the Council approved the preliminary plat for Trott
Brook Crossing. Trott Brook Crossing is a 32 acre residential development south of Trott
Brook Farms South. It is a similar type of development with the same mix of residential
units. The developer has combined these two projects into one. The first phase of the
project, Trott Brook Farms South, was granted final plat approval on March 18, 2002. Trott
Brook Farms South 2"d Addition is the second phase of the project.
Layout
Lots
The second addition includes 54 townhomes. The townhouse lots are located along Tyler
Drive, which was part of the preliminary plat of Trott Brook Farms South. The proposed
final plat is consistent with the approved preliminary plat of Trott Brook Farms South.
Future additions will include additional single family lots and townhomes.
Streets
The streets constructed with this phase will be private streets. The two private streets
included in this final plat are short loop streets. One provides access to 29 townhomes and
the other provides access to 20 townhomes. Five townhouses will have access from Tyler
Drive.
Grading, Drainage and Utilities
The City Engineer addresses grading, drainage and utilities in his memo.
Landscaping
The developer will have to submit a landscape plan that complies with the landscape
ordinance. A detailed landscape plan for the townhouse portion of the development will also
be required.
Park and Recreation
The Park and recreation Commission recommended cash to met the park dedication
requirements.
Recommendation
Staff recommends that the City Council approve Resolution No. 02- granting final
plat approval for Trott Brook Farms South 2nd Addition with the following conditions:
I. ALL COMMENTS OF THE CITY ENGINEER SHALL BE
ADDRESSED.
e
PHASING OF THE CONSTRUCTION OF UNITS SHALL BE
DETERMINED AND TIMED BASED ON CONNECTING THE
STREETS IN THE SUBDIVISION TO A SECOND ACCESS POINT
(TEMPORARY OR PERMANENT) TO TVVIN LAKES ROAD.
3. ALL COMMENTS OF SHERBURNE COUNTY SHALL BE
ADDRESSED.
e
THE DEVELOPER SHALL ENTER INTO A DEVELOPER'S
AGREEMENT OUTLINING THE TERMS AND CONDITIONS OF
THE DEVELOPMENT.
5. THAT THE MAILBOXES SHALL BE CLUSTERED.
ANY ADDITIONAL ARTIFACTS THAT ARE FOUND DURING ANY
PHASE OF THE PROJECT SHALL BE REPORTED IMMEDIATELY
TO THE CITY AND SHPO. THE CITY BUILDING AND
ENGINEERING INSPECTORS SHALL HAVE THE ABILITY TO
SHUT DOWN CONSTRUCTION IF HISTORIC ARTIFACTS ARE
FOUND DURING CONSTRUCTION IN ORDER TO ALLOW
FURTHER ARCHAEOLOGICAL STUDY.
7. A SEALCOAT FEE IN THE AMOUNT DETERMINED BY THE CITY
BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING.
8. AN ENGINEERING ESCROW IN THE AMOUNT DETERMINED BY
THE CITY BE PAID PRIOR TO RELEASING THE PLAT FOR
RECORDING.
9. PARK DEDICATION FEES FOR 54 UNITS AT THE CURRENT RATE
BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING.
10. STORM WATER MANAGEMENT FEES IN THE AMOUNT
DETERMINED BY THE CITY BE PAID PRIOR TO RELEASING THE
PLAT FOR RECORDING.
I I.WATER ACCESSIBILITY FEES IN THE AMOUNT DETERMINED BY
THE CITY BE PAID PRIOR TO RELEASING THE PLAT FOR
RECORDING.
12. THE DEVELOPER SHALL PROVIDE AT LETTER OF CREDIT FOR
100% OF THE COST OF THE IMPROVEMENTS.
13. A WARRANTY BOND SHALL BE PROVIDED AFTER THE
IMPROVEMENTS ARE ACCEPTED BY THE CITY AND SHALL BE
HELD FOR ONE YEAR.
14. A DETAILED LANDSCAPE PLAN FOR THE CONDOMINIUM AND
TOWNHOME DWELLING UNITS SHALL BE PROVIDED.
15.A DETAILED TREE INVENTORY SHALL BE PROVIDED IN ORDER
TO GRANT CREDIT FOR EXISTING TREES TO BE SAVED.
16.A HOMEOWNERS ASSOCIATION SHALL BE ESTABLISHED FOR
THE MAINTENANCE OF THE COMMON AREAS. A COPY OF
THE DOCUMENTS AND BUDGET SHALL BE PROVIDED TO
STAFF.
17. OFF-STREET PARKING SHALL BE PROVIDED AS REQUIRED BY
THE ORDINANCE.
18. BUILDING MATERIALS SHALL COMPLY WITH THE ORDINANCE.
19. 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.
20. THE LANDSCAPE PLAN WILL HAVE TO COMPLY WITH THE
LANDSCAPING REQUIRED IN SECTION 1008 OF THE ELK RIVER
CITY CODE.
OUTLOT G
OU 1LOT B
OU TLOT E
iVI~g
BLOCK 2
BLOCK
SI
3 L 0 T 1
1
DUSTRIAL CIRCLE
[LOT
SITE
HILLSIDE
CITY PARK
DOT
PROPERTY
Case Number:
Location Map
POI-14
TROTTBROOK SOUTH
N
Howard
R, Green Gompany
July 3, 2002
File: 815310J-0240
Mr. Scott Harticker
Senior Planner
City of Elk River
13065 Orono Parkway
Elk River, MN 55330-5600
RE:
TROTT BROOK FARMS SOUTH SECOND ADDITION
FINAL PLAT
Dear Mr. Harlicker:
As requested, we have reviewed the final plans of Trott Brook Farms South Second Addition.
Based on our review, we would offer the following comments.
1. Limited access should be shown all along the frontage with CSAH 12.
Between Lots 22 and 23 there is a proposed storm sewer line. Therefore, there will need
to be easement provided between these two lots either by separating them and allowing
the common lot area to run between them or by providing drainage and utility easements
on each of the two lots in question.
We would suggest that drainage and utility easements be also provided between Lots 18
and 19, Lots 16 and 17, and Lots 14 and 15, Block 2, to allow for small utilities.
Typically the street right-of-way has a ten-foot drainage and utility easement immediately
behind it. But, in this case, there is a drainage and utility easement over the entire
common Lot 30, Block 1, and Lot 26, Block 2. However, at the corner of Lot 1, Block 2, a
ten-foot drainage and utility easement would clip the corner of the lot. Therefore, a small
utility and drainage easement should be provided across the corner of Lot 1, Block 2, to
maintain the continuity of the ten-foot drainage and utility easement requirement behind
the right-of-way line.
. o
According to the grading plan, a small amount of drainage and utility easement will be
needed at the rear of Lots 3 and 4, Block 1.
There is a proposed storm sewer line which runs between Lots 8 and 9, Block 2, and
ends in a catchbasin on the north plat line. Additional easement from the property to the
north will be necessary to construct this catchbasin.
Ltr-070302-Harlicker Trott S2
1326 Energy Park Drive · St. Paul, MN 55108 · 651/644-4389 fax 651/644-9446 toll free 888/368-4389
Mr. Scott Harlicker
July 3, 2002
Page Two
Assuming all of these minor comments can be addressed, we would recommend approval of
the final plat of Trott Brook Farms South Second Addition.
If you have any questions regarding any of the comments raised, please call.
Sincerely,
Howard R. Green Company
Terry J. Ma~urer, P.E.
TJM:mw
Ltr-070302-Harlicker Trott S2
Howard R, Green Company
CONSULTING ENGINEERS
TROTT BROOK FARMS SOUTH 2ND ADDITION
KNOW ALL PERSONS 8Y THESE PRESENTS: That D.R. Horton, Inc.-Minnesota, o Delaware corporation, owners and proprietar¢ of the
following described properly situated in the County of Sherburne, State af Minnesota, to wit:
Outlots C and D, ~ROTT 8ROOK FARMS SOUTH. according lo the recorded plot thereof, Sherburne County, Minnesota.
Have caused the same to be surveyed and platted Os 7'ROTT 8ROOK FARMS SOUTH and do hereby donate and dedicate to the public for
public use forever the easements as shown on this p/at far drainage and utlTity purposes only,
/n witness whereof said D,R. Horton, Inc,- Minnesota, has caused these presents to be signed by its proper officers
this__ day of 200__.
D,R. HORTON, INC.-MINNESOTA
STATE OF
COUNTY OF
The foregoing instrument was acknowledged before me this
on behalf of said corporation.
day of
200~ by
of D.R. Horton, inc.-Minnesota, a De~lware corporation.
Notary Public,
My Can?mission Expires
County, Minnesota
I hereby certify lhot I have surveyed and platted the property described on this plat qs TROTT BROOK FARMS SOUTH 2ND ,IDDllTON, that this
plot is a true and correct representation of the survey, that oil distances ore correctly shown on the plot in feet and hundredths of a toot,
that oil monuments hove been or will be correctly )3laced /n the ground os shown within one year after recording, or sooner, as specified by
the approving local government unit, that the outside boundary lines are correctly designated on the plot and that there ore no wet lands or
public highways to be designated other than as shown on fha plat os defined in Minnesota Statutes 505.02, Subd. I.
Approved and accepted by the City Council of the City of Elk River, Sherburne County, Minnesota at a meeting held this __ day
of 2~.~.
Mayor Attest: Clerk
I hereby certify that proper evidence of title has been presented to and examined by me and I hereby approve this plat as to form and
execution this __ day of 200___.
Elk River City Attorney
Pursuant to Sherburne County Ordinance Number 006, I hereby certify that this plot has been checked end approved os to compliance with
Chapter 505, Minnesota Statutes this day of 200___.
Recommended for approval this __ day of
I hereby certify taxes payable in the .year -,
transtar was entered this__ day of
Sherburne County Surveyor
Sherburne County Engineer
on lands herein described ore paid in full, and there are no delinquent taxes, and that
Sherburne County Auditor/Treasurer
I hereby certify that this instrument was filed in the Office of the County Recorder for record on this __ day of
__ o'clock __M. and was duly recorded as Document No.
200~ at
Sherburne County Recorder
STATE OF MINNESOTA
COUNTY OF
The ~rego~gSurveyor~ Certificate was qckno~edged before me
M~nesota L~ense No. 2JOOZ
day of
Scott A. Gj41en, £ond Surveyor
Minnesota License No. 23002
200~ by Scott 4. GJ41en,
Notary Public,
My Commission Expires
County, Minnesota
FILE COPY
WESTWOOD
Professional Services, /nc.
DATE RECEIVED
Sheet I of 2 Sheets
I
I
I
I
I
TROTT BROOK FARMS SOUTH 2ND ADDITION
/
/
27 ~
25 ~ so, ooa'o~'~ ~, GRAPHIC SCALE
24 ~ ¢ ~ ( m ~ )
' ~ ' ~ ' / ~ ~ Scale: t i~h = 100 t~
23 a,.~/ ~,
~
/
/ $o
/
/
NOOO15°OO'E
The orientation of this b~oring system is based on the plat
of TROTT 8ROOK FARMS
o Denotes I/2" x !4" l~on monument with ptostic cop
mqrked by R.L.S. Re]istrqtion No. 25002 set.
Oenotes I/2" x 14" iYon monument with plastic cop
mqrked by R.L.S. Reqistrot/on No. 23002, to be set
within one ~or of the recordin~ dote of thi$ plot.
· Denotes iron monument found
....... Oenote~ DELINEA ~O ~AND
SOl*17'l$'lf
2
13
14
16
20
NOO°lS'1.x'.C
I iL-l-l\ UIXlVL~
FILE COPY
WES TWOOD
Professional Services, /nc.
DATE-RECEIVED
/
Sheet 2 of 2 Sheets
Sec 35- ~Jo ~6
Wes'L-wood Professional 5et~ice~, Inc..
D.R. Horton, Inc_
Ex,ting Legal:
Development Data
Typical Single Family Lot
No Scale
~ot~.
S/Of r,~O D~tN~C~
UTILITY
NOT FOR CONS~U~ON
Trott Brook
Farms South
X
Pre ~Iiminzu-v Plat
TROTT BROOK FARMS SOUTH
2
X
OUTL O T C
/
OUTLOT B
~ 2
.~- 160.00
3
NOg°ag't6 "w
', '--~'-~' ........... ,*via TCH LINE
{SEE SHEET J OF 5 SHEETS.)
--OUTLOT A
_ OU77_OT D~ ~
EL Y ! RI vER
Vicinity Mop
GRAPHIC SCALE
Denotes DELIN£A TED WETLAND
WES TWOOD
Sheet 2 of J .~hee~$
RESOLUTION NO. 02 -
CITY OF ELK RIVER
A RESOLUTION GRANTING FINAL PLAT APPROVAL FOR:
Trott Brook Farms South 2nd Addition
Case No. P 02-14
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 December 17, 2001; 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.
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.
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.
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.
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:
Document4 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
Document4 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
Document4 Page 4
EXHIBIT A
Legal Description:
Outlots C and D, Trott Brook Farms South
Document4 Page 5
Conditions:
EXHIBIT B
ALL COMMENTS OF THE CITY ENGINEER SHALL BE
ADDRESSED.
PHASING OF THE CONSTRUCTION OF UNITS SHALL BE
DETERMINED AND TIMED BASED ON CONNECTING THE
STREETS IN THE SUBDIVISION TO A SECOND ACCESS POINT
(TEMPORARY OR PERMANENT) TO T~VIN LAKES ROAD.
ALL COMMENTS OF SHERBURNE COUNTY 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.
ANY ADDITIONAL ARTIFACTS THAT ARE FOUND DURING ANY
PHASE OF THE PROJECT SHALL BE REPORTED IMMEDIATELY
TO THE CITY AND SHPO. THE CITY BUILDING AND
ENGINEERING INSPECTORS SHALL HAVE THE ABILITY TO
SHUT DOWN CONSTRUCTION IF HISTORIC ARTIFACTS ARE
FOUND DURING CONSTRUCTION IN ORDER TO ALLOW
FURTHER ARCHAEOLOGICAL STUDY.
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.
10. STORM WATER MANAGEMENT FEES IN THE AMOUNT
DETERMINED BY THE CITY BE PAID PRIOR TO RELEASING THE
PLAT FOR RECORDING.
Document4 Page 6
I I.WATER ACCESSIBILITY FEES IN THE AMOUNT DETERMINED BY
THE CITY BE PAID PRIOR TO RELEASING THE PLAT FOR
RECORDING.
12. THE DEVELOPER SHALL PROVIDE AT LETTER OF CREDIT FOR
100% OF THE COST OF THE IMPROVEMENTS.
13.A WARRANTY BOND SHALL BE PROVIDED AFTER THE
IMPROVEMENTS ARE ACCEPTED BY THE CITY AND SHALL BE
HELD FOR ONE YEAR.
14. A DETAILED LANDSCAPE PLAN FOR THE CONDOMINIUM AND
TOWNHOME DWELLING UNITS SHALL BE PROVIDED.
15.A DETAILED TREE INVENTORY SHALL BE PROVIDED IN ORDER
TO GRANT CREDIT FOR EXISTING TREES TO BE SAVED.
16. A HOMEOWNERS ASSOCIATION SHALL BE ESTABLISHED FOR
THE MAINTENANCE OF THE COMMON AREAS. A COPY OF
THE DOCUMENTS AND BUDGET SHALL BE PROVIDED TO
STAFF.
17. OFF-STREET PARKING SHALL BE PROVIDED AS REQUIRED BY
THE ORDINANCE.
18. BUILDING MATERIALS SHALL COMPLY WITH THE ORDINANCE.
19.
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.
20.
THE LANDSCAPE PLAN WILL HAVE TO COMPLY WITH THE
LANDSCAPING REQUIRED IN SECTION 1008 OF THE ELK RIVER
CITY CODE.
Document4 Page 7
Document4 Page 8