6.5. & 6.6. SR 12-17-2001River
13065 0r0n0 Parkway
Elk l~ver, MN 55330
TO:
FROM:
DATE:
SUBJECT:
Item ~es 6.5 & 6.6
MEMORANDUM
Mayor and City
Michele McPherso~r~Director of Planning
December 17, 200 I
Case No.'s ZC 01-07 and P 01-14
Request by D.R. Horton for Rezoning and Preliminary Plat -
Trott Brook Farms South
Request
The applicant, D.R. Horton is requesting approval of two land use requests; rezoning from
Rld (Single Family Residential) to R3 (Townhome District) and a preliminary plat. If
approved, this would allow construction of 149 dwelling units on 38 acres of land.
The original applications submitted with the request for a waiver to the townhome
moratorium were withdrawn by the applicant. The new application has been submitted
under the newly revised regulations for townhome developments.
Location
The property is located at the southeast corner of the intersection of Twin Lakes Road and
County Road 12.
Attachments
· Location map
· october 26, 2001 Narrative from Applicant (includes tree analysis)
· November 20, 2001 City Engineer's Memo
· November 15, 2001 letter from Sherburne County
· August 28, 2001 Memo from Historic Preservation Commission
· December 11, 2001 Open Space Calculations Narrative from Applicant
· Open Space Calculations Map
· December 4, 2001 Wetland Alteration Memo
· December 5, 2001 WCA Memo
· December 11, 2001 Memo regarding STC Property
Phone: 763.441.7420
Fax: 763.441.7425
www. ci.elk-river, mn.us
Memo to Planning Commission/P 01-14
December 17, 2001
Page 2
· STC/Fischer Preliminary Plat
· STC/Fischer Site Plan
· Existing Conditions Plan
· Preliminary Plat
· Preliminary Site Plan
· Preliminary Grading, Drainage and Erosion Control Plan
· Preliminary Utility Plan
· Preliminary Landscape/Tree Preservation Plan
· Typical Foundation Planting Plan
· Rambler Townhome Elevations (2)
· Rambler Townhome Floor Plan (2)
· Two-story Building Elevation
· Two-story Floor Plans (2)
· Preliminary Parking Plan
Zoning and Land Use
Rld, Single Family Residential (14,000 square foot lots) / MR, Medium Density Residential
Existing Conditions
The 38-acre parcel located at the southeast corner of the intersection of Twin Lakes Road
and County Road 12 is primarily vacant although there is an existing single-family dwelling
unit with two detached accessory structures on it. The property has a varying topography
and is wooded along the west and east sides. There is an open area in the middle which has
two wetlands located in it. The topography is lower on the west side than on the east side
with a change in topography of approximately 33 feet from northwest to southeast.
The adjacent uses include multi-family residential to the north (8-plex condominiums built
by the applicant), open space to the east (80 acre Hillside City Park), single family to the
south, and commercial planned unit development (Home Depot and Wal-Mart) to the west.
There are two high-pressure gas mains located parallel to the west property line. A single
family dwelling and detached garage is located in the northwest corner of the project and is
not included in the requests.
Project Description
The proposed project is a mixed, townhome and single-family development of 149 units on
41.24 acres (gross). A portion of the site is owned by the City (Outlots A & B, Elk River
Crossing). Proposed are 19 single-family units, 58 rambler-style walkout or lookout
townhome units, and 72 condominium units arranged in buildings with 4, 6 and 8 units in
each.
Three public streets are proposed; Street A, Street B and Street C. Street B will have an
entrance on County Road 12 and will connect to the single-family residential property to the
south. Street C will connect Street B to the single-family property to the south, and Street A
connects Street B with Twin Lakes Road (previously Tyler Street). Individual driveways will
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Memo to Planning Commission/P 01-14
December 17, 2001
Page 3
serve some of the ramble-style townhomes. Private streets will serve 38 townhome units,
and private drives will serve the condominium units.
A portion of the project area is Outlots A and B, Elk River Crossing, which are in the City's
ownership. These are located adjacent to the Twin Lake Road right of way. The applicant
will need to offer to purchase these from the City prior to incorporating them into the plat.
Analysis
Rezoning Request
The applicant is requesting a rezoning from Rld, Single Family Residential, to R3,
Townhome District in order to allow the mixed residential use to be approved. The
underlying land use designation for this parcel is Medium Density Residential, which would
allow up to 7.92 units per acre in density. The applicant's proposal is suggesting a gross
density of 4.2 units per acre. The net density (total area minus land not owned by the
applicant, right of way, and wetlands) is 4.78 units per acre, which would be consistent with
the underlying land use of Medium Density Residential
Preliminary Plat
The preliminary plat consists of 149 individual dwelling lots, either single-family, rambler
townhomes or condominiums. There are also three common lots provided in the plat and
two outlots, Outlots A and B. Outlot A is intended to be used for an entry feature and will
preserve a stand of trees along the east property line adjacent to Hillside City Park. Outlot B
will provide a trail connection to Hillside City Park to the east.
The project can be divided into three parts; the single family area along the east property
line, the rambler-style townhomes clustered in the center of the site around the large wetland
complex, and the condominium portion adjacent to Twin Lakes Road and the high pressure
gas main easement.
Single Family Portion
The single-family portion of the project is located on either side of Street C and adjacent to
Hillside City Park. The proposed lots for the single family portion comply with the
minimum lot area (12,000 square feet) and lot width (80 feet) requirements of the R3
District. The location of the single-family lots takes advantage of the adjacent City park
facility.
Rambler Townhome Portion
Overview
The rambler-style townhomes are located within the center of the project on private roads
with access from Street B. The applicant is proposing similar units to the existing Trott
Brook Farm development; however, some units will have side-loaded garages instead of
front-loaded garages. Of the 58 proposed rambler townhome units, 14 (24 percent) will
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Memo to Planning Commission/P 01-14
December 17, 2001
Page 4
utilize the side-loaded garage feature. In order to do a number of the walkout and lookout
style units, grading will need to occur to create the topography needed for these styles of
units.
Design Requirements
Per the ordinance requirements, the units exceed the minimum width requirement of 28 feet
(32 feet). The center two garages, however, do not meet the 22-foot minimum width
requirement. All garages do not meet the minimum square footage of 484 square feet.
The buildings are proposed to be finished with brick, stucco, and vinyl siding. The rear of
the units will be all vinyl siding except for the deck railings. The area of the deck railings
should meet the minimum 25% material change required by the ordinance.
Condominium Portion
Overview
The condominium portion is located along the west third of the site with access onto Street
A by individual private drives. The building sizes for the condominium units range
anywhere from 4 units per building to 8 units per building. The number of units serviced by
a dead-end private drive does not exceed 6 as required by the ordinance, except for the drive
in the southwest portion of the site, which serves 7 units.
Design Requirements
Per the ordinance requirements, the units meet the minimum width requirement of 24 and
28 feet respectively (33 and 37 feet). The garages on the end units contain 585 square feet,
90 of which are located in a separate storage area attached to the garage. The internal unit
garages contain 480 square feet, which exceeds the minimum required.
The buildings will be finished in brick, stucco, and vinyl siding, both lap and shingle style.
All units meet the setback requirements.
Open Space
The applicant has submitted a calculation of open space for the project. The calculation
includes areas over the gas main easement (unuseable) and those areas at the ends of the
buildings. The largest open area is 3.39 acres adjacent to Twin Lake Road; part of which is
owned by the City and will be used for drainage purposes. The total open space is 5.1 acres,
16 percent of the project area. The ordinance requires 5% open space. No wetlands are
included in the open space calculation.
Access
Access to the units will be provided by three public streets with the primary entry at the
easterly edge of the property from County Road 12. Streets will be connected to the south
property line in anticipation of adjacent development on the property to the south. The City
Engineer is requesting relocation of the cul-de-sac on Street A. Access to Twin Lake Road
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Memo to Planning Commission/P 01-14
December 17, 2001
Page 5
will occur on the property to the south in alignment with Industrial Circle on the west side
of Twin Lake Road. The timing of this connection will be critical in order to provide
adequate access for the number of units proposed. The City Engineer has indicated that a
discussion regarding phasing of the project needs to occur with staff.
Access will be provided internally to the Black property located in the northwesterly corner
of the project. The City and the County would like to close the current access onto County
Road 12 from this single family dwelling, as it is too close to the intersection.
The driveways to the units will be a minimum of 22 feet long (condominium units) to 30 feet
long (rambler style townhomes adjacent to Street B). The private driveways serving the
condominium units are proposed to be 24 feet wide; they will need to be painted and signed
for no parking. The private streets serving the ramblers will be 28 feet wide; they will need
to be signed no parking on one side.
The City Engineer has addressed other access issues in his memo.
The County is requesting a traffic study for the access location onto County Road 12.
Parking
As proposed, each townhome and condominium unit will have two bedrooms. The
townhomes have walkout basements and may have bedrooms in the basement. The
ordinance requires resident parking as one stall per bedroom. Each unit's garage and
driveway can provide parking to meet the resident requirement.
The guest parking is required to be ¼ space per unit (65 spaces). Four spaces are indicated
in two separate parking areas in the condominium area. Guest parking will need to occur in
the driveways of the units and on the private street serving the townhome area. Parking will
not be allowed on the private drives serving the condominium units.
Grading and Drainage
Grading and drainage issues have been addressed in the City Engineer's memo.
Utilities
Utility issues have also been addressed in the City Engineer's memo.
Landscaping/Tree Preservation
A general landscape plan has been submitted by the applicant. A minimum of 312 trees
need to be provided based on two trees per lot, the landscape plan provides 233 trees.
Credit can be given for large trees that are saved on site, but a more detailed tree inventory
needs to be completed prior to credit being given.
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Memo to Planning Commission/P 01-14
December 17, 2001
Page 6
The trees to be preserved are along the east side, over the gas main easement on the west
side, and in the central wetland area. A small clump of trees will be saved in the center of
the project.
A detailed landscape plan for around the units was provided and complies with the
ordinance requirements.
Historic Preservation
The Historic Preservation Commission reviewed the project site. Stone artifacts have been
found on the site. Their memo and recommendation is attached.
Park Dedication
At the Park and Recreation Commission meeting of November 14, 2001 the Commission
reviewed the request for park dedication purposes. The Commission recommended cash
dedication for the subdivision due to the presence of Hillside City Park, a recreation area
directly east of and adjacent to the project. Sidewalks will be provided as required on each
of the public streets, and a 25-foot trail easement will provide access to Hillside City Park.
Planning Commission Recommendation
Staff recommended to the Planning Commission that they recommend approval of the
request to the City Council with the following:
Findings of Fact for the Rezoning Request:
I. THE REQUEST IS CONSISTENT WITH THE LAND USE PLAN.
2. THE REQUEST WILL NOT ADVERSELY IMPACT ADJACENT
PROPERTY OWNERS OR LAND USES.
e
THE REQUEST PROVIDES AN OPPORTUNITY TO PROVIDE
ADDITIONAL HOUSING TYPES AND STYLES SERVING A
DIVERSE POPULATION WITHIN THE CITY.
Conditions of Approval, Preliminary Plat
I. ALL COMMENTS OF THE CITY ENGINEER SHALL BE
ADDRESSED.
2. THE CUL-DE-SAC ON STREET A SHALL BE RELOCATED TO BE
ADJACENT TO THE BLACK PROPERTY.
3. PHASING OF THE CONSTRUCTION OF UNITS SHALL BE
DETERMINED AND TIMED BASED ON CONNECTING THE
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Memo to Planning Commission/P 01-14
December 17, 2001
Page 7
STREETS IN THE SUBDIVISION TO A SECOND ACCESS POINT
(TEMPORARY OR PERMANENT) TO TWIN LAKES ROAD.
4. STORMWATER DISCHARGE FROM THE SITE SHALL NOT
EXCEED 5 CFS (CUBIC FEET PER SECOND).
THE DEVELOPER SHALL PAY FOR A TRAFFIC STUDY
COMPLETED BY A CONSULTANT HIRED BY SHERBURNE
COUNTY.
6. 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.
8. THAT THE MAILBOXES SHALL BE CLUSTERED.
THAT 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.
I 0. A SEALCOAT FEE IN THE AMOUNT DETERMINED BY THE CITY
BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING.
I I.AN ENGINEERING ESCROW IN THE AMOUNT DETERMINED BY
THE CITY BE PAID PRIOR TO RELEASING THE PLAT FOR
RECORDING.
12. PARK DEDICATION FEES IN THE AMOUNT DETERMINED BY
THE CITY BE PAID PRIOR TO RELEASING THE PLAT FOR
RECORDING.
13.
STORM WATER MANAGEMENT FEES IN THE AMOUNT
DETERMINED BY THE CITY BE PAID PRIOR TO RELEASING THE
PLAT FOR RECORDING.
14.
WATER ACCESSIBILITY FEES IN THE AMOUNT DETERMINED BY
THE CITY BE PAID PRIOR TO RELEASING THE PLAT FOR
RECORDING.
15.THE DEVELOPER SHALL PROVIDE AT LETTER OF CREDIT FOR
100% OF THE COST OF THE IMPROVEMENTS.
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Memo to Planning Commission/P 01-14
December 17, 2001
Page 8
I6. A WARRANTY BOND SHALL BE PROVIDED AFTER THE
IMPROVEMENTS ARE ACCEPTED BY THE CITY AND SHALL BE
HELD FOR ONE YEAR.
17. SIDEWALKS SHALL BE PROVIDED ON ONE SIDE OF STREETS A,
B, AND C.
18.A 2S-FOOT TRAIL EASEMENT SHALL BE PROVIDED TO
HILLSIDE CITY PARK ALONG THE SOUTH PROPERTY LINE
FROM STREET C.
19. A DETAILED LANDSCAPE PLAN FOR THE CONDOMINIUM AND
TOWNHOME DWELLING UNITS SHALL BE PROVIDED.
20. A DETAILED TREE INVENTORY SHALL BE PROVIDED IN ORDER
TO GRANT CREDIT FOR EXISTING TREES TO BE SAVED.
21.
A HOMEONWERS ASSOCIATION SHALL BE ESTABLISHED FOR
THE MAINTENANCE OF THE COMMON AREAS. A COPY OF
THE DOCUMENTS AND BUDGET SHALL BE PROVIDED TO
STAFF.
22.
THE APPLICANT SHALL MAKE, AND THE CITY SHALL ACCEPT
AN OFFER FOR THE PURCHASE OF OUTLOTS A AND B, ELK
RIVER CROSSING PRIOR TO RECORDING THE PLAT.
Planning Commission Action
The Planning Commission at its December 4, 2001 meeting conducted a public hearing
regarding the requests. Robert and Susan Black spoke regarding the access to their property
and when it might be closed from County Road 12. The Commission, on a unanimous vote,
recommended that the City Council approve the requests. They did express concerns
regarding parking (Mesich), and open space (Baker). There was also some comments
regarding overall density and the number of units proposed on Street A, which is a long cul-
de-sac.
Resulting Submittal Changes
The applicant, based on Planning Commission comment, has submitted additional
information:
Revised open space calculations deleting that part of the gas main easement
leaving a net amount of open space exclusive of wetlands at 3.5 acres. The
ordinance requires 5% of net developable acres of 34.69. The amount of open
space provided is 10% of net. The ordinance does not specify that all the open
space must be in one area. The open space provided is usable and is not in
wetland areas. The wetland areas total another 3.55 acres.
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Memo to Planning Commission/P 01-14
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Page 9
Co
do
A letter of intent to develop the 32 acres to the south in the immediate future.
Development of this 32 acres will provide a second access to Twin Lakes Road.
However, Street A still exceeds the maximum cul-de-sac length.
Revised building plans for the rambler-style townhomes providing the required
change in material on the rear elevations and increasing the garage size to meet
the minimum requirements of width and area.
A parking analysis indicating the amount of parking provided within the
Association. Of the 700 spaces provided, 104 will be on public Streets A, B, C;
45 on the private drives serving the rambler style townhomes, and the remainder
in garages and driveways to individual units, as allowed by the ordinance. The
ordinance requires one space per bedroom for residents (260 spaces) and ½
space per unit for guests (65 spaces). The proposal exceeds the ordinance
standards.
Recommendation
Staff and the Planning Commission recommend that the City Council approve the requests
with the following:
Staff recommended to the Planning Commission that they recommend approval of the
request to the City Council with the following:
Findings of Fact for the Rezoning Request:
I. THE REQUEST IS CONSISTENT WITH THE LAND USE PLAN.
2. THE REQUEST WILL NOT ADVERSELY IMPACT ADJACENT
PROPERTY OWNERS OR LAND USES.
Conditions of Approval, Preliminary Plat
I. ALL COMMENTS OF THE CITY ENGINEER SHALL BE
ADDRESSED.
THE CUL-DE-SAC ON STREET A SHALL BE RELOCATED TO BE
ADJACENT TO THE BLACK PROPERTY.
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 TWIN LAKES ROAD.
STORMWATER DISCHARGE FROM THE SITE SHALL NOT
EXCEED 5 CFS (CUBIC FEET PER SECOND).
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5. THE DEVELOPER SHALL PAY FOR A TRAFFIC STUDY
COMPLETED BY A CONSULTANT HIRED BY SHERBURNE
COUNTY.
6. 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.
8. THAT THE MAILBOXES SHALL BE CLUSTERED.
e
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.
10. A SEALCOAT FEE IN THE AMOUNT DETERMINED BY THE CITY
BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING.
I I.AN ENGINEERING ESCROW IN THE AMOUNT DETERMINED BY
THE CITY BE PAID PRIOR TO RELEASING THE PLAT FOR
RECORDING.
12. PARK DEDICATION FEES IN THE AMOUNT DETERMINED BY
THE CITY BE PAID PRIOR TO RELEASING THE PLAT FOR
RECORDING.
13.STORM WATER MANAGEMENT FEES IN THE AMOUNT
DETERMINED BY THE CITY BE PAID PRIOR TO RELEASING THE
PLAT FOR RECORDING.
14. WATER ACCESSIBILITY FEES IN THE AMOUNT DETERMINED BY
THE CITY BE PAID PRIOR TO RELEASING THE PLAT FOR
RECORDING.
15.THE DEVELOPER SHALL PROVIDE AT LETTER OF CREDIT FOR
100% OF THE COST OF THE IMPROVEMENTS.
16. A WARRANTY BOND SHALL BE PROVIDED AFTER THE
IMPROVEMENTS ARE ACCEPTED BY THE CITY AND SHALL BE
HELD FOR ONE YEAR.
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Memo to Planning Commission/P 01-14
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Page 11
17. SIDEWALKS SHALL BE PROVIDED ON ONE SIDE OF STREETS A,
B, AND C.
18.
A 25-FOOT TRAIL EASEMENT SHALL BE PROVIDED TO
HILLSIDE CITY PARK ALONG THE SOUTH PROPERTY LINE
FROM STREET C.
19.A DETAILED LANDSCAPE PLAN FOR THE CONDOMINIUM AND
TOWNHOME DWELLING UNITS SHALL BE PROVIDED.
20.A DETAILED TREE INVENTORY SHALL BE PROVIDED IN ORDER
TO GRANT CREDIT FOR EXISTING TREES TO BE SAVED.
21.
A HOMEONWERS ASSOCIATION SHALL BE ESTABLISHED FOR
THE MAINTENANCE OF THE COMMON AREAS. A COPY OF
THE DOCUMENTS AND BUDGET SHALL BE PROVIDED TO
STAFF.
22.
THE APPLICANT SHALL MAKE, AND THE CITY SHALL ACCEPT
AN OFFER FOR THE PURCHASE OF OUTLOTS A AND B, ELK
RIVER CROSSING PRIOR TO RECORDING THE PLAT.
23.OFF-STREET PARKING SHALL BE PROVIDED AS REQUIRED BY
THE ORDINANCE.
24. BUILDING MATERIALS SHALL COMPLY WITH THE ORDINANCE.
25. EMERGENCY VEHICLE ACCESS WILL BE PROVIDED IN ORDER
TO SHORTEN THE CUL-DE-SAC OF STREET A.
26. PLACEMENT OF THE STORM SEWER IN THE WETLAND SHALL
BE COMPLETED AND THE PHYSICAL CHARACTERISTICS OF
THE WETLAND SHALL BE RESTORED WITHIN SlX MONTHS OF
THE START OF THE ACTIVITY; INCLUDING GROUND
ELEVATION, CONTOURS, INLET DIMENSIONS, OUTLET
DIMENSIONS, SUBSTRATE, AND HYDROPONICS REGIME.
27. THE COST OF SAID RESTORATION IS COVERED IN THE LETTER
OF CREDIT FOR THE PROJECT.
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ORDINANCE 01.
CITY OF ELK RIVER
AN ORDINANCE AMENDING THE
CITY OF ELK RIVER ZONING MAP TO REZONE CERTAIN PROPERTIES
AS DESCRIBED
CASE NO. ZC 01 - 07
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 REQUEST IS CONSISTENT WITH THE LAND USE
PLAN.
2. THE REQUEST WILL NOT ADVERSELY IMPACT
ADJACENT PROPERTY OWNERS OR LAND USES.
3. THE REQUEST PROVIDES AN OPPORTUNITY TO
PROVIDE ADDITIONAL HOUSING TYPES AND STYLES
SERVING A DIVERSE POPULATION WITHIN THE CITY.
Section 3. That this Ordinance shall take effect and be in full force from and
after the date of its publication.
Passed and adopted this 18~ day of December, 2001, by the City Council of the City
of Elk River.
ATTEST:
Stephanie A. Klinzing, Mayor
Sandra A. Peine, City Clerk
s:\planning\ordinanc\zcO 1-07.doc
HILLSIDE
CITY PARK
\\
II
Location Map
N
October 26, 2001
Michele McPherson
City Planner
City of Elk River
13065 Orono Parkway
Elk River, MN 55330-0490
Re: TROTT BROOK SOUTH
Ref: 20011034
Dear Michele:
On behalf of D.R. Horton, Inc. we are very please to submit this application for the development of
TROTT BROOK SOUTH for your review and approval. Trott Brook South is proposed under the new
R-3, Townhome zoning district guidelines and is similar in character to our current Trout Brook Farm
development to the north. Requested actions include Rezoning, Preliminary Plat, and eventual Final Plat
and construction permits.
ZONING/LAND USE
Trott Brook South consists of approximately 41.24 acres of land (38acres plus 3.24 acres of residual
ROW from the construction of Tyler Street) that is currently zoned and guided for medium density
residential development (see attached legal description). At a gross density of 3.15 units per acre, the
proposal is within the guided intensity for the property.
DEFVELOPMENT CONCEPT
Trott Brook South was designed to serve as a transitional land use between commercial development to
the west, mixed-use residential development to the north, city park and open space to the east, and guided
medium density to the south. Home styles and types will be the same high quality as those that have
experience tremendous success in Trout Brook Farm. Carriage homes will be located in the west 1/3rd of
the site and most adjacent to Tyler Street and the commercial development. These units have been
modified to conform to the standards of the new R-3 zoning ordinance. Row style townhomes make up
the central 1/3rd of the development, with single family homes constituting the remainder and abutting the
City park and open space to the east.
EXISTING CONDITIONS
The property is currently a single-family home site/hobby farm consisting of rolling topography depress
ional wetlands, open meadows, and a variety of woodland types. The only access is off C.S.A.H. 12 at the
northeast comer of the site. A second access for the property south of the site is also located here and just
to the east. Tyler Street has recently been constructed west of the site, and the County has recently
upgraded C.S.A.H. 12.
A gas line easement with two pipelines extends across the entire western property line, and an overhead
power line easement extends just off and along the entire south property line. The exact description and
location of this easement is being verified based on the location of the power poles in the field.
VEGETATION /TREE INVENTORY
Because of the size of the property, and the amount of woodlands on site, the use of mensuration methods
was discussed and approved. The inventory indicates that a total of 33,082 caliper inches exist on site.
The type and character of trees varies by stand, and ranges from a mix of cottonwood and boxelder in the
low areas, to maturing oaks and maples near the homesite and along the south property line. Other stands
include mixed softwoods like aspen and birch, and a significant plantation planting of red pine along the
gas line easement (west property line). Many of the wooded areas have extremely dense understory
growth.
SLOPES / SOILS
Slopes across the site generally range from 0 to 6%, with a small area of slightly steeper slopes at the
south central property boundary. Soils are those typical to the region and are generally loamy and sandy
in consistency and suited to the development of homes, streets and associated infrastructure (County Soils
Survey). The final determination of the soils consistency will occur once boring have been taken and a
soils report has been prepared.
ACCESS / CICULATION
As reviewed and discussed with staff, the only direct access to the site will come off of C.S.A.H. 12 at the
north east comer, and internal access has been provided to the remnant parcel at the north west comer.
The staff would like to eliminate the existing access drive that crosses the west edge of the parkland to the
east. Proposed street extensions to property to the south will allow this access drive to be vacated.
PROPOSED DEVELOPMENT
As indicated, D.R. Horton is proposing a mixed use residential PUD to include 149 homes. The
development has been designed to transition intensity from commercial land uses west of the site, to open
space and parkland east of the property. Housing types will include 4 to 8 unit back-to-back Carriage
homes, 2 to 5 unit row Townhomes, and standard single-family detached homes.
Because of the recent upgrading and construction of abutting roadways, access will be limited to one off
C.S.A.H. 12. The access off 12 is as far to the east on the property as reasonable development will allow.
Two streets have been extended to the south for future development of that parcel. All three housing
types exist in their own areas of the project and off of public streets. Several private streets are proposed
for the multiple housing neighborhoods. The required 30-foot building setbacks will be maintained along
these as well as the public streets.
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 been submitted for staff review and comment.
Parking stalls originally proposed for the ends of the private drives have been eliminated per staff
comment. Guest parking of ½ space per unit will occur in several off-street parking bays, and along one
side of all pubic streets as allowed by code.
We are please to submit Trott Brook South for your review and consideration. We look forward to
working with the City of Elk River toward the successful completion of this development. Please contact
me if you have any questions, or if additional information will help you with the review process.
Sincerely,
Edward J. Hasek j '
Senior Planner, Landscape Architect
/
/.
77o ~x.t .~n.
~75' ~t~l, in.
WOO
~0 ce4~ x <o -- qO0 r,~,in,
Howard R, Green Qompany
November 20, 2001
File: 815310J-0240
Ms. Michele McPherson
Director of Planning
City of Elk River
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330-0490
RE: TROTT BROOK FARMS SOUTH
Dear Ms. McPherson:
As requested, we have reviewed the revised Submittal package for the Trott Brook Farms South
development. As you are aware, the development was previously proposed conditioned upon a
waiver to the then in place townhouse moratorium. That waiver was denied. The moratorium
has now expired and a new townhouse zoning ordinance is in effect. The revised submittal is
based on the new townhouse ordinance. The submittal package was prepared by Westwood
Professional Services and had a revision date of October 26, 2001. The submittal package
consisted of an existing conditions/survey plan, preliminary plat, preliminary site plan, and
preliminary grading plan. In addition, detailed storm drainage calculations were also submitted.
Based on our review, we would offer the following comments:
The plan requires a zone change from Rld to R-3. The plan proposes a combination of
19 single-family lots and 130 multi-family units. The major streets in the development -
Streets A, B, and C - would all be public. There are two private streets to service some
of the multi-family units and a series of private drives serving the rest of the units.
Our original review required Street A to be extended to serve the Black property in the
northwest corner of the site. This has been accomplished but the cul-de-sac has been
left in its original location, approximately 200 feet south of the Black property. The cul-
de-sac location should be moved to the northerly end of Street A.
The plat submittal assumes that the Developers will be able to acquire the outlot along
Tyler Street that is in City ownership. This outlot was part of Elk River Crossing created
by the alignment of Tyler Street. At this time, no negotiations with City staff regarding
the acquisition of this outlot has taken place. In addition, it should be noted that at the
north end, adjacent to the Black property, the configuration of the outlot is not shown
correctly. The City, in an agreement with the Blacks, deeded a portion of the outlot to
them in exchange for a portion of their property necessary for the construction of Tyler
Street.
Ltr 11-19-01 McPherson[1].rev
1326 Energy Park Drive · St. Paul, MN 55108 ° 651/644-4389 fax 651/644-9446 toll free 888/368-4389
Ms. Michele McPherson
November 20, 2001
Page Two
Currently, the development only shows one access point, that being in the northeast
corner onto CSAH 12. This location will require a permit from Sherburne County and
any improvements that Sherburne County deems necessary. The second access point
from this residential area will be onto Tyler Street from the property immediately south of
Trott Brook Farms South. A preliminary sketch plan of this property showing the access
onto Tyler Street has been submitted. The proposed access onto Tyler Street will be
immediately opposite the most southerly access to the industrial development on the
west side of Tyler Street.
This raises the question of how much of Trott Brook Farms South could be developed
with only one access. Current zoning requirements would indicate that the longest cul-
de-sac allowable is 700 feet. Perhaps a temporary access onto Tyler Street for
emergency access only could be developed either on the Trott Brook Farms South
property or somewhere on the property south of this development through the
acquisition of a temporary easement. There will need to be ongoing discussions relative
to this issue with City staff prior to any development of Trott Brook Farms South.
If this development does not access Tyler Street in the southwest corner adjacent to the
access from Elk River Crossing, the left turn lane that was constructed on Tyler Street,
anticipating this connection, will need to be removed by these Developers. In addition,
there is a driveway for a field access into this property off of CSAH 12 just east of the
Black property. This will also need to be removed as part of the development of this
property.
Review of the grading plan indicates there are some minor issues relative to the
steepness of some of the driveways and other minor issues. We will continue to work
with the Developer's engineer to rectify these issues.
The storm drainage calculations have been submitted, reviewed, and revised and
submitted again. We are continuing to work with the Developer's engineer on the storm
drainage issues. The storm drainage calculations for this development are rather
complex because it is part of a much larger drainage area draining property north of
CSAH 12 and east of Tyler Street through the same storm sewer system. In order to not
exceed the 5.0 CFS maximum discharge from this site, a detailed analysis of the
drainage from the site will need to be prepared and analyzed relative to the time of the
peak runoff from the site. We are continuing to work with the Developer's engineer on
this issue. If an adequate storm drainage system utilizing the Tyler Street drainage
system cannot be designed, the ponds within the development will need to get slightly
larger to restrict the peak discharge to 5.0 CFS. This may have the effect of reducing
the total number of units proposed.
The sanitary sewer system to serve the proposed development consists of an extension
from the trunk line in Tyler Street to the southwest corner and laterally sized sewer lines
throughout the development. Water service for the proposed development will consist of
a connection to a stub constructed by the Elk River Municipal Utilities near the northwest
Howard R, Green Company
Ltr 11-19-01 McPherson[1].rev CONSULTING ENGINEERS
Ms. Michele McPherson
November 20, 2001
Page Three
corner of the development off the high pressure portion of the water system. The water
lines are looped throughout the development. The second connection to provide
redundancy to the water system will be further to the east along CSAH 12 near the main
entrance to Trott Brook Farms. This connection to the second stub under CSAH 12 will
need to be made at this time to provide adequate fire protection, domestic consumption,
and redundancy to the water service for this area.
The two stubs that water service would be provided from were installed by the Elk River
Municipal Utilities with the CSAH 12 development in order to eliminate the need for
jacking under the road in the future. The Elk River Municipal Utilities may want to
recover their costs for one or both of these stubs through the development of this plat.
Bryan Adams, General Manager of the Elk River Municipal Utilities, will need to be
consulted relative to this issue.
If you have any questions regarding these issues, please call.
Sincerely,
Howard R. Green Company
TJ M :tw
Howard R, Green Company
Ltr 11-19-01 McPherson[ll.rev CONSULTING ENGINEERS
November 15, 2001
City of Elk River
Attn: Michele McPherson
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330
Sherb
PUBLIC WORKS DEPARTMENT
Rhonda F. Lewis, P.E.
425 Jackson A venue
Elk River, MN 55330
(763) 241-7030 · 800-594-5208
RE: Trott Brook Farms South
Dear Ms. McPherson;
After reviewing the drawing for Trott Brook Farms South we offer the following comments. The
proposed access location for Street B to CSAH 12 is acceptable, however in order to best insure
the safe and efficient operation of CSAH 12, Sherburne County requires a traffic analysis be
completed for the proposed access onto CSAH 12 by an independent traffic engineer hired by the
county and paid for by the developer. This access will require an access permit and the
applicable signage fees.
We have already agreed to a right in only of off CSAH 12 for the Exception. However as you
know, the proposal of a right in only for this parcel will also carry a substantial amount of
residential traffic to the development. Also any traffic generated by the commercial lot
(exception) must exit through the development. This could devalue the commercial property and
be a constant concern to the residents of the development, as well as the City of Elk River as
these ownership's and businesses change.
Expect a minimum requirement of a right of right turn lane off of CSAH 12 onto Street B.
Since~
Richard D. Corbin
Sherbume County Public Works
MEMORANDUM
TO:
FROM:
DATE:
SUBJECT:
Planning Commission
Heritage Preservation Commission
August 28, 2001
Trout Brook Farms South
The Heritage Preservation' Commission (HPC) reviewed the items on the 8/28/01
Planning Commission agenda and felt there were no conflicts or issues regarding
the preservation of the city's heritage with the possible exception of"Trout Brook
South". The property involved with this request is part of the State Historic
Preservation Office (SHPO) site 21Haj. Scatter lithic (stone) artifacts have been
found on this site. If any federal permits are required, a review of the project by
SHPO will be triggered. It is possible that SHPO will require a phase 1
archaeological investigation of the site.
Apparently, the artifacts found on the site were reported to SHPO by a previous
property owner. Little additional information was available. The site is not on a
prominent land feature and is some distance from any waterway. In the opinion
of the HPC, the site is not considered an archaeologically sensitive area.
However, artifacts have been reported.
The Heritage Preservation Commission is recommending that any additional
artifacts that are found during any phase of this project be reported immediately to
the city and SHPO. City inspectors should be made aware of this potential on the
site. Additionally, the HPC recommends that city reserve the right to require
further archaeological inv?tigation, if warranted at a later time.
West-wood Professional Services, Inc.
PLANNING · ENGINEERING · SURVEYING
TRANSMITTAL
Date:
December 11,2001
To:
Michelle McPherson
City of Elk River
13065 Orono Parkway
Elk River, Mn 55330-0490
W
7599 Anagram Drive
Eden Prairie, MN 55344
Phone: 952-937-5150
Fax: 952-937-5822
Toll free: 1-888-937-5150
E-mail: wps~westvvoodps.com
TWIN CITIES/METRO
S~ CLOUD
BRAINERD
From: Ed Hasek
Regarding: TROTT BROOK SOUTH
Proj. No.: 20011034
Items:
No Description
I revised Open Space diagram
Purpose: As you requested
Remarks:
As requested I've provided the area of the gas easement (A.) for your calculations. I would also
like to include some areas related to sports facilities that may be easier to imagine than simple
numbers.
Football - 57,000 s.f. 1.32 ac.
Little League Baseball - 44,000 s.f. 1.01 ac.
Hockey - 17,000 s.f. .39 ac.
Basketball - 4,200 s.f. .10 ac.
It should also be noted that there is approximately 4,400 s.f. of open space at the street ends of the
Villa (back to back) buildings, and several other open areas of this size or larger that can provide
casual play space for throwing a Frisbee, playing catch, croquet, lawn darts, picnicking, or a
number of other similar activities. My own lot is .47 acres in size, but my open back yard is only 40
ft. by 70 ft. (approximately 3,000 s.f.) in size. My son and his friends played their neighborhood
pick-up football games in that space for years. They also played in a little woodlot in the neighbor' s
yard that was even smaller. My point is that while I've called out several of the larger open spaces
on the plan, many more small open spaces exist throughout the project.
Delivery: Hand Deliver
Copy to: file; dp; tb; et al
Desiqninq the Future Today...since 1972
L
2
30' SETBACK 30' SETBACK
J L 4
2
J
3 6
L
OUTLOT B
7 ~
J
8
J
9
-- J
2/04/01 16:41 FAX 952 937 5822
Westwood Professional Services, Inc.
WESTWOOD PROF.
SERVICES
OOl
MEMORANDUM
DATE: December 4, 2001
7599 Anagram Drive
Eden Prairie, Minnesota 55344
Phone: 952/937-5150
Fax: 957J937-5~}ZZ
ReE 20011034
TO:
Mr. Steve Rohlfe, City of Elk River
13065 Orono Parkway, PO Box 490, Elk River, MN 55330-0490
CC: Mr. Ed Hasek, Westwood Professional Services, Inc.
FRO M: David Weetman, Wetland Specialist
RE: Wetland Alteration Summary, Trott Brook Farms South Residential Development, City of
Elk River, Sherburne County, Minnesota
The purpose of this memorandum is to summarize the wetland alterations proposed for the Trott Brook
South Residential Development, located in the NE ¼ of the NW %, Section 2, T32N, R26W, City of Elk
River, Sherburne County, Minnesota. On July 30, 2001, Westwood Professional Services submitted a
wetland delineation report to the City of Elk River identifying three jurisdictional wetlands on the 40-acre
property. These wetlands were delineated on 1une 14, 2001 and constitute 154,431 square feet (3.5
acres). On August 20, 2001, Westwood received a letter from the City of Elk River confirming the
accuracy of the delineated wetland boundaries for purposes of administering the Wetland Conservation
Act (WCA).
As indicated on the Preliminary Grading, Drainage, and Erosion Control Plan for the project, two of the
three delineated wetlands will be avoided (Wetlands A and C). However, the southeast portion of
Wetland B will be altered for purposes of street construction (Street B), and will result in 4,159.6 square
feet (0.01-acre) of fill within this wetland. Part 8420.0122, Subpart 9, (De minimis Exemption) of the
Wetland Conservation Act allows the following:
the draining or filling of 5,000 square feet of type l, 2, 6, or 7 wetland, excluding white cedar and
tamarack wetlands, outside of the shoreland wetland protection zone and that are not fringe areas of
type 3, 4, or 5 wetlands in a 50 to 80 percent area.
Since the Trott Brook Farms South Development meets the above De minimis exemption criteria, the
preparation of a Wetland Replacement Plan ~r onsite wetland mitigation willnot be required for the project.
As discussed wifla Keith Grow, Board of Water and Soil Resources and Steve Rohlfe, City of Elk River,
wetland alteration associated with storm sewer installation along the south side of County Road No. 12 will
not require replacement, but will require a Certificate of No Los~ from the City of Elk River. These
temporary impacts will be rectified by restoring grades to their pre-construction elevations.
If you have questions regarding this memorandum, please contact me at 952-906-7419.
City
TO:
FROM:
DATE:
SUBJECT:
MEMORANDUM
Michele McPherson
Steve Rohlf, Building and Zoning Administrator
December 5, 2001 ~
Wetland Conservation Act Issues Associated with Trott Brook
Farms South - WCA 01-013
The project of Trott Brook Farms South involves the following activities in wetlands: ~ The filling of 4,159.75 square feet of Type 2/6/7 wetland to accommodate a road,
~ The placement of approx.imately 200 feet of storm sewer line in the same wetland.
The wetland in question is not in a shoreland district, therefore, the proposed filling to
accommodate the road qualifies for the De Minimis exemption (no mitigation required).
The placement of storm sewer line in this wetland qualifies as "No Loss" and will also
require no mitigation, if the following conditions are adhered to:
~ The activity is completed and the physical characteristics of the wetland are restored
within six months of the start of the activity; including: ground elevation, contours,
inlet dimensions, outlet dimensions, substrate, and hydroponics regime.
~ The cost of said restoration is covered in the letter of credit for the project.
It is my recommendation that these two conditions are added to the plat approva..1.
~Vestwood Professional Se~ices, Inc.
PLANNING · ENGINEERING · SURVEYING
MEMORANDUM
To:
From:
Date:
Re:
Michelle McPherson, City of Elk River
Ed Hasek
December 11,2001
STC Property
7599 Anagram Drive
Eden Prairie, MN 55344
Phone: 952-937-5150
Fax: 952-937-5822
Toll free: 1-888-937-5150
E-mail: wps~.westwood ps.corn
TWIN CITIES/METRO
ST. CLOUD
Project No.: 20011101 BRAINERD
Enclosed please find a copy of the Preliminary Site and Plat Plans for the STC Fischer Properly that lies
to the south and abuts the D.R. Hodon -Trott Brook South parcel currently under consideration by the
Council. It is our intent to submit for Preliminary Plat on or before the 21st of December 2001. We
currently have all of the required documents about 90% complete, and are processing a property owner's
list through the county for your use in notification.
I am providing this information in advance of the council meeting on the 17th of December to indicate the
connection of streets and other infrastructure that will occur through the development of both projects.
Please call me as soon as possible if you have any questions related to either of these projects that might
bear on the favorable findings for their approval.
Edward J. Hasek
De~iqninq the Future Today..~ince 1972
Jw
I
~ C~C~LOT.3
· "' COMMON LOT 32 .....
Westwood Professional Services, Inc.
3Z. '~
C~
'N
Single Family Lot:
the plotL ~.:_
. . ~o~
- r~ ....... ] J
J ' ' J J UFILI~ EASEMENT
J -. I
· II.
~ ~ . ' f t ~ ~,CAL LOT
I . ~'
.
L ~ J/
---- ~------ J~iCAL tOT DimENSiON
L
Existing Legal:
GOPHER STATE ONE CALL
Development Data
NOT FOR CONSTRUCTION
s.T.c./
Fischer
¥idnJty Map
X
] ~ 12121/01 ~
Preliminary Plat
100' 200'
~-io 20011101
o2001 Westwood Ptofess,onol Services. ]nc Coil 48 Hours betore digging:
GOPHER STATE ONE CALL
I 2 4
~o~? FF - ]
COMMON LOT 3
5
LOT 32
COMMON LOT 32
.?
50' SETBACK
STREET LENGTH
Street B 756'
Stre*rt C 1722'
Street D 664'
Street E 619'
Total 3761'
STREET LElqGTH
Tyler Street 466'
Total 466'
STREET LENGTH
Private Drive I 152'
Private Drive 2 247'
Private Drive 3 218'
Private Drive 4 181'
Private Drive 5 150'
Private Drive 6 199'
Private Drive 7 .22~'
Private Drive 8 303'
Total 1679'
Grand Total 5906'
I~V Westwood Professional Services, Inc.
7599 Anagram Drive
Shade
Tree Construction
City Are,2 651-454-0002
Toil Free 1-8OO-252-t166
DEVELOPMENT DATA
Total Site A.rea: 32.20 Acres
- Public R-O-W: Tyler Street 0.36 Acres
- Public R-O-W: Steers B, C, D & E 5.15 Acres
- WetJancl~ Z07 Acres
Developable Area: 26.69 Acres
Total Units: 103 Units
- Single Famfl)': 22 Lo~
- Villa Townhome~ 54 Units
- Coach Townhomes: 2~ Units
Development Density. 3.86 Unit~/Acre
LOT AREA (AVERAGES)
Average S.F. Lot Area: 17,772 S.F.
Average Villa Townhome Lot Area: 1,493 S.F.
Average Coach Townhome Lot Area: 3,816 S J:.
LOT STA~qDARDS
Lot Width
Single Family 80 Feet Min.
Front Yard ,Setback 30 Feet
Side Yard Setback
Single Family 5/10: 15 ft. Total
Typical Single Family Lot:
L Jo'
~ Sm£Er
X
NOT FOR CONSTRUCTION
S.T.C./
Fischer
0 lO0' 200' 300'
Site Plan
Coil 48 Hours before digging:
02001 Westwood Profes$ionol Serv{ces. ~nc
Comm. PUD
Commercial
1tt0
of tn~ NE
2- 52- 26
Z~
GOPHER STATE ONE CALL
Twin City Area 651-454-0002
Mn. Toll Free 1--800-252-1166
-- ' Legend
1'623A'~-~ o .U~H~BHR'~ e sToRM
. ~ ....,. ~ CONIFER~S TREE ~ ~LEPHONE BOX
~ ~ DECIDUOUS ~EE ~ ~LEPHONE MANHOLE
~ ~AND ~ ~AFFIC CON~ BOX
e S~[L/W~D POST ~ HANO H~
~, 2.-~. ~ SIGN-TRAFFIC/0~ER ~ TEAFFIC LIGHT
= ~ . ~ MONITORINC ~LL ~ WA~R MANHOLE
~ 'N ~ CABLE TV BOX ~ ~LL
· .... -.. _. :'- ,:: . ROLE --
' ~ t ' ~ 0 ELECTRIC MANHOL~
:. -?Uhdeveloped ~ , :,: .. ~, , ; ~.'~ I'~! ]:~ ' 2 Open-Space 0 SANI:ARY MANHOLE .,r WAIERMAiN
.-' ' .::.'., ~ ~." , ~:~ ..'~ J.-I~W~ ~ '
~ / 5~. '
., - .~ .... t '. ~ ,.,-:,~._., ,'...' .,--: ::-::.:.:
, ' ....... .. ' , ,. : -:_ ~ ,' , ":...:%..: ' , ~, ' - :> -~ -:.m..
: ..... - : ..... ~. ,%. .... , t
- , ' , ~ ~. a2.~A.-.*~ . .~ ...,.~. ~fl Types
, : . _ ~ ' ~ ~ . .
---,., , ,',-.,.;,, ......~., , ~: ,~ . · ,
%'r ','-"."..'.:,--'-''''~ ' "'~ ' ~ ~ . , >.75- '' ~ MAP UNIT SOIL
,"' %.. ',. i ' · ~ , ,'~ ~,.
- :-:'-~_ Tree ~ventory
TREE INVENTORY UNDER SEPERAT[ COVER.
2~60 Kenb~dge Ct, Suite 10
L~kevilte, Mi~me~om 55044
NOT FOR CONSTRUCTION
Trott Brook
Farms South
Existing Condions/
Survey Plan
F
[
[
t'1
\
Sec 2-32- 26
\
LOT ~1
Typical Single Family Lot:
j 5. o~, s;or YARO OR,~,NA~ ~
UtILItY
5.0'- ~ 2,. J LOT NUMBE~
I
I I I I EASEMEN[
L__L .... J /
aO~ lr~tC~L Lot
L
SI'NEET
Existing Legal:
~7~e Northeast Ouorter of tho Northwest Ouorter
of Section 2. Township 32. Range 26, EXCEPT
the North 4 rods of the west 20 rods.
Together with:
Ouorter.
Development Data
Site Density (gro$5) J. t5i units/ac.
- Co. Rd. ~t2 1.00~: ac.
LOl Areas (Single Family)
Zoning Slandord$ (minimums)
- Side Yard Setback 5/10 ft. (5 It garage side)
NOT FOR CONSTRUCTION
ELK ~
No Scale
NO T~:
- Zhe lot dimensions and areas on this p/on are
O' 100' 200' 300'
o.~ 7130101 s~: 2 oF 7
Preliminary Plat
I
o 2001' Westwood Professior~cit Services. lng
/ ~
I / / I
0
O
O
,30' SETBACK
COMMON LOT 34
¢o
30' SETBACK
I
I2
I' --]
I
2
J
-7
L.__ 31
[-- I
6
4
__ 60' 5
_ J
L _
F~I J J
9
_ J
L _ J
I
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GOPHER STATE ONE CALL
Twin City Arco 65~-454-0002
Mn. Toll Free 1-800-252-1166
DI~OP__MEi~ DA. T~A
Total Site Area: 41.24 Acres
Outlot~ A: 0.58 Acres
Outlots B: 0.09 Acres
Public R-O-W: C~q.A.I-L No. 12 L00 Ac~es
Public R-O-W: Steers A, B, & C 4.88 Acres
Developable Area: 34.69 Acres
Wetland~ 3.55 Acres
Total Uni~: 149 Units
Single Famil~ 19 Lots
Townhome~ 130 Units
Development Density:. 4..30 Units/Acre
LOT AREAS
Average S.F. Lot Area:
Average Tow-nhome Lot Area:
13,616 S.F.
2,449 S-F.
LOT STANDARDS
Lot Width
Single Family
Front Yard Setback
80 Feet Min.
30 Feet
Side Yard Setback
Single Family 5/10: 15 fL Total
Typical Single Family Lot:
~- JO' REAR YARD
II I
L 30'
~ Sn~ECr
SIDE YARD SEI'BACK 70 LI!4NG AREA
SiDE YARD S~FBACK ?0 GARAGE
S/DE (NON LIVING AREA)
W
West~Nood Professional Services, Inc.
7599 Anagram Drive
Eden Praioe. MN 55344
Phone: 95Z/937-5150 Fax: 952d937-5822
10/26/01 ~ ~,~ 17716
Prepeted for:
D.R. Horton, Inc.
20860 Kenbridge CL, Suite lO
Lakeville, Minnesot~ 55044
NOT FOR CONSTRUCTION
Trott Brook
Farms South
Elk Rive_r, Minnesota
O' 100' 200' 300'
v.~ 7/27/01 ~ 3 o~ 7
Preliminary
Site PLan
Call 4§ Hours belore digging:
o2001 w~twood p,ofe~io~o~ S~rv~ces. ~.¢ GOPHER STATE ONE CALL
GU
EL
L_
'-~'-XDU~I. ET EL.= 9t
"--3OO YR HWI_
~TLAND
', OUTLET EL.= 9035., ,
EL. ~,.903.9
~ LO~' 34
~NO V~TIOATION
AREA j(T,YP )
OF ~REES~ TO
RE~N iITYP ) -'.
OF EXlSTING
TR~r~S (TYP)
PROTECTION
PEnNOn' (TYP)
9~6 ~ J WALKOUT/LOOKOUT GRAOE
WO J J ELEVATION (IF APPLICABLE)
~ ~:,~-~ ~L~'¥%~ASEMENT FLOOR
GRADED FOR 5.0' OF DIFFERENCE FROM THE LO~OUT GRADE
[L[VA~ON TO FRONT GRADE ELEVA~ON AT GARAGE.
FBWO =~LL BASEMENT WALKOUT. GRADED F~ 8.0' ~
OIFFERENCE FROM ~[ BASEMENT ~OOR ELEVA~ON TO
FRONT GRADE ELEVA~ON AT CARAt.
~ICAL LOT
/j~- FILTER FABRIC,
J~//' ATTACH SECURELY
STEEL OR · J [/TO uPSTREAM
.36' HIGH MAX J J SIDE OF POST·
WOOD POST RUiN OF~F
12' MIN.
STANDARD DETAIL
EXTRA STRENG~-t FILleR FABRIC
TYPE II - ADO WIRE MESH BACKING
TYPE Itl - ADD WIRE MESH
~-~' MAX. SPACING 'WITH
6'-0' MAX. SPACING WII~"IOUT
WIRE SUPPORT FENCE
POND,NO HEIGHT F Rg~C~)i~ENDED
,1STORAG;o; :THE,GHT
ALTERNATE DETAIL
TRENCH WI'D-I GRAVEL
NOTE:
INSPECT AND REPAIR FENCE AFaR EACH
STORM EVENT AND REMOVE SEDIMENT WHEN
NECESSARY.
REMOVED SEDIMENT SHALL BE DEPOSITED
TO AN AREA llqAT WILL NOT CONTRIBUTE
SEDIMENT OFF-SITE ANO CAN BE
PERMANENTLY STABILIZED
SILT FENCE SHALL BE PLACED ON SLOPE
CONTO~JRS TO MAXIMIZE PONDINO EFFICIENCY·
SILT FENCE
GENERAL GRADING &: DRAINAGE NOTES:
· ALL CONTOURS ANO SPOT ELEVATIONS ARE SHOWN TO F~NISHED SURFACE/GUTTeR
I~V Westwood Professional Services, Inc.
7599 Anagram Drive
Eden Prell*e, MN 553~4
Phone: 952/937-5150 Fax 9S2/937-S822
D.R. Horton, Inc.
20~60 Kenbr~dge Ct-, S~ite 10
Lakev~e, Mim~esota 55044
Tw*n City Arco 55~-454-0OO2
Mn. Toll Free 1-800-252-1166
NOTE:
ROCK CONSTRUCTION ENTRANCE SHOULD BE
A MINIMUM HEIGHT Of 10' AND CONTAIN
MAXIMUM SADE SLOPES OF 4:1.
ROCK CONSTRUCTIONJ
~=~ J
STORMWA TER PONDINC
(PUBLIC VALUE CREDIT)
WETLAND Fill
WE ~_AND REPLACEMENT
(Wetland Creotion; New Wetland Credil)
' R£GRAOED WETLAN0 BUFFER AREAS SHALL
BE SEEDED TO MN/DOT SEED MIX 1SA
MODIFIED. A NA~V~ GRASS-WILOFLOWER
SEED MIX DEVELOPED FOR PRAIRIE REGIONS
DENOTESSOIL BORING
~.~'~;,~'~ DENOTESSILT FENCE
~ ,~ ~ ~ '~ ~ ~ ~ DENOTESHEAVY DUTY SILT FENCE
· ,~:~ DENOTESEXISTING CONTOURS
-.------gBO~ DENOTESPROPOSE0 CONTOURS r__l
. ~, ~ DENOTESEXISTING STORM SEWER I~l
B--~.~--ffi DENOTESPROPOSED STORM SEWER ~.
- ...-...-- DENOTESEXISTING TREE LINE
DENOTESAPPROXIMATE TREE ~
~ REMOVALLIMITS
· 8563 DENOTESEXISTING SPOT ELEVATION ~1~
~m DENOTESPROPOSED SPOT ELEVATION ~
/~ DENOTESBALE CHECKS AROUND ~
CATCH BASINS
DENOTES EMERGENCY OVERFLOW
EO r ELEVATION I~
EROSION CONTROL NOTES:
· ALL SILT FENCE AND OTHER EROSION CON~O~. FEA'RJRES SHALL BE IN-PLACE
PRIOR TO ANY EXCAVATION/CONSTRUCTION AND SHALL BE MAINTAINEO UNT1L
VIABLE TIJRF OR GROUND COV~R HAS BEEN ESTAJ~LISHED. EXISTING SILT FENCE
ON-SI'iL SHALL BE MAINTAINED AND OR REMOVED AND SHALL BE CONSIDERED
x
NOT FOR CONSTRUCTION
Trott Brook
Farms South
E~. PJv~', MiZLneSo¢a
Preliminary Grading,
Drainage & Erosion
Control PLan
/
/
PLUG & CONNECT
TO EXlS'nNG ~6' DIP WAI~R
L_ /
I(= 900 0 .
DIP PLUG AT
PF~OPERTY LINE
JR:
RE = gocj.g
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5
2 5
4 ?
4
6
10
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OUTL.OT B
UH- I(OROP) C~
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DIP PlUG
PRC~:~[RTY LIN/
RE- 904 8
IE=892.8
P~C S11JB RE=903.1
IE · PLUG=893.4 ~E~$95 1
RE-go7.8
1£-897.8
B' DIP PlUG AT
PROPERTY LINE
GENERAL UTILITY NOT._~_~:
· THE CONTRACTOR SHALL V~RIFY ALL EXISTING CONDITIONS PRIOR TO CONSTRUCTION
AND NOTIFY THE OWNER OF ANY OIFFERENCES
· UNLESS OTHERWISE NOTED, ALL MATERIALS, CONST TECHNIQUES AND TES~NG SHALL
CONFORM TO THE 1988 ED. OF THE 'STANOARD UTILITIES SPECIFICA]IONS FOR WATER
MAIN AND SER~'ICE LINE INSTALLAllON AND SANITARY SEV~ER AND STORM SEWER
INSTALLATION BY THE CITY ENGINEERING ASSOCIATION OF MINN' AND TO THE
'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 OUTLINED BY THE LOCAL AGENCY.
· THE CONTRACTOR SMALL RECEI'~ I~E NECESSARY PERMITS FOR ALL WORK OUTSIDE
OF THE PROPERTY LIMITS.
· SEE ARCH PLAN FOR EXACT BLDC LOCATION, SEE SITE PLAN FOR LAYOUT DIMENSIONS.
SERVlCE ENTRY LOCATIONS TO BE COORDINATED W1TH T~IE ARCHITECT.
· VERIFY EXISTING INVERT LOC. & ELEV. PRIOR TO I~ECINNING CONSTRUCTION.
· 'I~IE WATER SERVICE SHALL BE INSTALLED WiTH A MIN. OF 7.5 FT. OF COVER. THE
CONTRACTOR SHALL VERIFY THE Cl'~ AS-BUILT CONSTRUCTION PLANS TO CHECK
LOCATION AND MATERIAL TYPE
· ALL STORM SEWER PIPE SHALL 8E CLASS 5 UNLESS OTHERWiSE NOTED.
· THE CONTRACTOR SHALL CONTACT 'GOPHER STATE ONE CALL" FOR
FOR UTILITY LOCATIONS PRIOR TO UTIUTY INSTALLATION.
TYPICAL VILLAS UTILTY SERVICE LAYOUT
LEGEND
EXISTING pROPOSED
SANITARY SEWER SANITARY SEWER
WATER WATER
HYD. W/VALVE HYO. W/VALVE
STORM SEWER :: STORM SEWER
DRAIN TILE
GOPHER STATE O'I~E' CALL
Tw*n City Area 651-454-0002
Mn. Toll Free 1-800-252-1166
PRV.
ORI\
U.I
Westvvood Professional Services, Inc.
7599 Anagram Dr~ve
Eden Prairie. MN 553~
Phone: 952~37-5150 Fax: 95Z/937-5822
10/26/01 ~ ~ 17~16
PreT~'ed fo~
D.R. Horton, Lnc.
~ w~ 20860 Kenbridge CL, S~te 10
~ ~ ~/~ ~e, ~a 5~
NOT FOR CONSTRUCTION
Trott Brook
Farms South
FJk PJvez', ]vl~e~ota
O' 100' 2OO' 300'
M-t 20011034 20~1034UT1P10v~2,
v.t~ 7/27/01 sa~e 6 oP 7
Preliminary Utility
Plan
Call 48 Hours before digging:
GOPHER STATE ONE CALL
L_
, o200~ Westwood Profesmonot Services. Jnc
Plant Schedule
QTY. SYMBOL
OV[RSTORY DECIDUOUS
158 ~
OVERSTORY CONIFEROUS
ORNAMEN TAL/MJDSTORY TREES
COMMON/BOTANICAL NAME SIZE
Commofl '~ornless Ho~e~ocust/Cleditsia triconthos ~r in.mis 2' BB
Preserved Existln9 Trees
NOTE: QUAN'ilTIES ON PLAN SUPERSEDE UST QUANTITIES IN EVENT Of' DISCREPANCY
Planting Notes
Landscape contractor shaft v~sit site riot to submitting bid to beco~e
completely famalor with the site cond~itio~s.
c~pleted in immediate ~rea.
A pon s sba be of specmen quality ~d ~proved by the Landscape
areas unt~ est~fished. Att~ the woter~g the own~ tokes full re~onsibility
Westwood Professional Services, Inc.
7599 Anagram Drive
Eden Prairie, MN 55344
Phone: 95Z/937-$150 Fax: 952/937-5822
D.R. Horton, Inc.
20860 Kenbridge Ct., $~ite 10
Twin City Area 651--454-OOO2
Mn Toll Free 1-800-252-1166
Landscape Requirements
REQUIRED (570965/e~O = 143 trees)
Trees on site:(1OOT-) 143
Overstor~ (50%) 71
Tree Inventory/Preservation Calculations
NOTE: INVENTORY WAS CONDUCTED PER STAFF DIRECllON USING
FOR[S~Y MENSURATION METHODS.
Total caliper inches in~ntoried: .35,082 (100~[)
Total cotiper inches removed: 25.646 (77[)
Total coliper ~ches saved: 7,436 (23~D
Overstory Tree Detail
Evergreen Detail
....... ~ ~ 7d;VZZ.~ Z .... W
qOT FOR CONSTRUCTION
Trott Brook
Farms South
l~k lUver, Minne~a
O' 100' 200'
300'
7/27/01 7 OF 7
Preliminary Landscape/
Tree Preservation Plan
u
o2001 Westwood Professionot Services. Inc.
Typical Carriage Home Plantings
Scole:. 1'I20'
Typical Townhouse Plantings
7599Anagram Drive ~ K~e eL, ~ lO
Eden Prairie. MN
Phone: 95~37-5150 Fax: 95~37-5822 ~e~e,
Trott Brook
Farms South
10/26/01 s~-e 1 oF 1
Typical Foundation
Planting Plan
RIGHT ELEVATION
:::::::::::::::::::::::::::::::::::::::::::::::::::::
~ LEFT ELEVATION
(~) C01~T D.IL H011'l~ CUST0~ ~W£$, Ik[;. 200t
REAR ELEVATION
12' X 12'
WOOP ~CT,,
(~) e-'~/=' ~.w
~k.SfCR ~I?P.,00M
PlNI~ ROOM
CE~NTI=- 1=~
STANDARD
DATE RECEIVED
I~.~PL, ~1
I - 30J ,
FAMILY ROOM
FAMILY ROOM
I
I~AMILY EOOM
BASEMENT PL. AN
"THE SAPPHIRE"
--WITH BASEMENT--
I - r-~ c:)
BASEMENT PLAN BASEMENT PLAN BASEMENT PLAN
CENTER UNIT CENTI~R UNIT END UNIT
DATE RECEIVED
PLAN.~Iii il I I - 30J
12'
(~,) 2xlo
12' × 12'
(2) 9-V'2' LY~.
12' X
W00P
PlNII',,~
I~.;'ROOM~ 2 /
(3) 2x~o
I~PP. OOM#2 /
[~l:;~gOM # 2 /
(3) 2x~o
526 SO, FT.
I~"ll I/f II"~ Itl'
.'.504 SO, FT,
~t' °0'
1¢77 .SQ, Pr,
FLOOR PLAN
"TH [" SAI:=I='HI RE''
_~ _ ¥,,, ,- .~_. ~_..,~ f~..~- ~ T --
END L. NIT
ALTERNATI~ BATH
I~ 71 5x2. Pr,
FLOOR PLAN
--WITH BASEMENT--
CENTER UNIT
ALTERNAT[ BATH
I.~?? f:~:2, Pr,
FLOOR PLAN
--WITH BASEMENT--
C;ENTER UNIT
ALTERNATE BATH
1.~77 5(2, Pr,
FLOOR
*' THE SAPPI--,I I RI::'"
--WITH
ENID UNIT
ALTERNATE BATH
DATE RECEIVED
"THI:''' SAPPHIRE'"
FRONT ELEVATION
DATE RECEIVED
_ I~.lt-Dl
R£VISJOH$
~12) 4.~2-204,
SIDLE IELE~ATION .~/1~," · I'--0"
iii I
i'1 I
I ill
ilI I
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FRONT ELE~ATIC~N 5/1~" · I'~"
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11'47'
£ ....... _-_-ZZ--
4" CONC. FL
4" CONC. pATt~
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'LIVING ~00~-
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DINING
IO" T~C.K mALL
3T-{T
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1/2'xl3 I/J" GL
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II
(~ Planco Inc. 2001
LIVING RO01~ I J
'T3Z]CT'E~3~ II
DINING
DINING
~3~. leT.
UNIT I
?-6'
CANT
LIVING I~O0~'~' LIVING
FIR~ST FLO0~ PL4,N 3/1&" =
II
Ii
I t LIVING
II
CEJ
UNiT 2
UNIT
UNIT
uNrI' B
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1
I
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37'-0'
OU)NE~6
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OPEN
6ECOND FLO0~ PLAN 3Il&" = l'"~"
~) Planco Inc. 2001
e01-5~2 CEJ
Jc2001 Westwood Professional Services, Inc.
m
mm m,m ··
m
mm
mm
mm
mm
mm
mm
mm
mm
mm
mm
Total Parkln! Stalls
Total Stalls (149 Homes): 761
Garage: 298
Driveway', 314
Private Drive/Boys: 45
Street: 104
Total S/F Stalls (19 Homes): 115
Garage: 38
DrivewoF 54
Street: 23
Total M/F Stalls (t30 Homes): 646
DGarage: 260
rivewo~, 260
Private Drive/Boys: ¢5
Street: 81
Garage Stalls:
Driveway Stalls:
Private Drive:
Street Stalls:
(pkg./un,)
6.0
5.0
Call 4~ Hours before digging:
GOPHER STALE ONE CALL
Twin City Area 651-454-0002
Mn. Toll Free 1--800-252-1168
Westwood Professional Services. In(:.
75~ Anagram Drive
Eden Prairie, MN 553~
Phone: 95~37-5150 Fax: 95~37-5822
NOT FOR CONSTRUCTION
Trott Brook
Farms 2o uth
O' 100' 200' 300'
Dat~ 12/11/01 Sh~ 1 o~ 1
P~elimina_~
Parking Plan