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6.2. - 6.4. SR 07-19-2004MEMORANDUM Item ~'s 6_2_-6.4. TO: FROM: DATE: SUBJECT: Mayor and City Co~. Michele McPhersoilVDirector of Planning July 19, 2004, 2004 Case No.'s ZC 04-05, CU 04-I I & P 04-08 Request by Ryan Contracting for Zone Change, Conditional Use Permit and Preliminary Plat of Trout Brook Estates Request Ryan Contracting, representing Town and Country Homes, requests that the Planning Commission consider the following three request: A. Zone change from Rld Single Family Residential, to PUD Planned Unit Development Residential B. Conditional Use Permit for site plan approval of a 142-unit single family residential development C. Preliminary plat of 142 single family units and their related street corridors Attachments · Location Map · July 14, 2004 Memo from the City Engineer · June 17, 2004 Memo from the City Engineer · Setback Illustration, 80 foot lot · Setback Illustration, 65 foot lot · Overall Site Plan, Original · Overall Site Plan, Revised · Existing Conditions 0 sheets) · Preliminary Plat (2 sheets) · Preliminary Site and Utility Plan (2 sheets) · Preliminary Grading Plan (5 sheets) · Landscape Plan (2 sheets) Trout Brook Estates July 13, 2004 Page 2 · Building Elevations and Floor Plans · June 16, 2004 Memo from Rebecca Haug, Environmental Technician regarding wetland impacts 120-Day Rule In order to comply with Minnesota Statute 15.99, a decision on this request must be made by July 27, 2004. Existing Conditions The parcel under consideration has a land area of 115.56 acres. Located on the subject property is an existing family farmstead located in the southwest corner of the site, with access from County Road 13 (Twin Lakes Road). Also located on the site are 10 wetland complexes of varying types, most of which are Type 2 that can be characterized as predominantly grass with no open water. There are two Type 3 open water wetlands located on the site. Two of the wetlands are Type 7 wetlands, which are essentially forested. Each of these wetland complexes are associated with tree cover and shrubby underbrush. The subject parcel is bounded by County Road 13 and five large lot single-family parcels on the west, Trott Brook Farms to the south, and vacant developable sites to the east, with the exception of the Ertel parcel which contains a single family dwelling at the far north point of the site. Judicial Ditch #1 (Trott Brook) borders the east side of the development. Proposed Development The applicant is proposing a 142-unit single-family detached residential development. One of the 142 units is for the existing farmstead, which will be located on the 7.27-acre lot in the southwest corner of the site. Several streets are proposed, with two main streets through the development. Smith Drive will connect the project on the south boundary with the Trott Brook Farms development and will also provide access to the Roley property located on the east side of the plat. Becker Trail (188th Lane) will provide the primary entry from County Road 13. The developer will be required to realign Tyler Street in order to create a 90-degree four-legged intersection. Tyler Street within the plat will parallel the residential properties on the west side and will provide subdivision opportunities for those parcels, should they chose to pursue them. Zone Change Request The applicant is requesting a change in zoning from Rld Single Family Residential to PUD Planned Unit Development. When reviewing a zone change, the Planning Commission and City Council need to evaluate the consistency of the request with the underlying land use, the consistency of the use with the proposed zoning district, and the compatibility of the requested zoning district to adjacent zoning districts. In the case of a Planned Unit S:\PLANNING\Case Files\2004\P 04-08 Trout Brook Estates\7 13 04 CC Memo.doc Trout Brook Estates July 13, 2004 Page 3 Development, the City can also evaluate what the City is gaining in exchange for granting the zone change. The table below illustrates the zoning comparison of the Rld Single Family District requirements with the proposed Planned Unit Development Zoning District: R1 d Single Family Planned Unit Notes Development Lot Size 14,000 sq ft 8,100 sq ft Four lots exceed 14, 000 sq ft Lot Width 90 feet 62 feet Lot Depth 140 feet 125 feet Setbacks 5 feet garage 15 feet combined Living space could 10 feet living be 5 feet from property line, allows 40 foot wide home Landscaping 2 trees per lot 2 trees per lot Landscape buffer along west side, entry Park Dedication 10% (11.5 acres) 11.94 acres Need to deduct wetlands and storm pond Density 3 units/acre 3.47 units per acre net The request to change the zoning from Rld Single Family Residential to PUD Planned Unit Development is consistent with the underlying land use designation of Medium Density Residential. It is compatible the adjacent zoning to the south, as the Trott Brook Farms is also a PUD. The proposed use of the site for single family will be compatible with proposed zoning district, the adjacent single-family uses, and with the adjacent vacant land to be developed, in all likelihood, under a Planned Unit Development District designation. Conditional Use Permit and Preliminary Plat As stated earlier, the proposal is for 141 single-family detached lots on approximately 40 developable acres. The gross density, taking into consideration wetlands and right-of-way, is 1.23 units per acre. The net density is 3.47 units per acre. Transportation The City Engineer has reviewed the transportation issues related to this plat. The applicant is providing connections to other sites via Smith Drive and an entry road to County Road 13 near the Tyler Street intersection. Staff asked the applicant to provide and has an opportunity to review the floodplain of Trott Brook, which borders the eastern edge of the plat. Staff believes that 188th Lane should be extended through the northern portion of Outlot I to provide a connection easterly to the yet undeveloped properties owned by Miske and Phoenix Enterprises. This will provide an east-west connector and alternative choices for emergency vehicles and residents to access adjacent neighborhoods. Requiring this will S:\PLANNING\Case Files\2004\P 04-08 Trout Brook Estates\7 13 04 CC Memo.doc Trout Brook Estates July 13, 2004 Page 4 impact the park dedication, as Ouflot I is proposed to be dedicated for park. However, if this connection is completed, a parkway-style road design should be considered. The City Engineer made other comments regarding transportation in his memo which will need to be responded to accordingly. Outlot A on the western edge of the plat separates Street C from the adjacent single-family lots to the west. Outlot A should be either utilized in its entirety for right-of-way as a portion of Street C, or should be divided amongst Lot 3- Block 1, Lot 1-Block 2, and Street C as it should not become a "spite strip" should the properties to the west chose to further subdivide. Utilities, Grading, and Drainage The City Engineer addresses grading, drainage and utilities in his memo. Wetland Impacts The Technical Evaluation Panel has reviewed the wetland impact and mitigation plan submitted by the applicant. As the Commission may recall, during the review of the Tollefson proposal, there were a number of wetland impacts that would have occurred. The applicant has since reduced the impacts to an acceptable level and has provided a plan to replace the impacts at the required rate. Rebecca Haug, Environmental Technician, has submitted a review memo with conditions in this regard. Park Dedication The Parks and Recreation Commission has reviewed the preliminary plat for park dedication purposes. They have requested receipt of Outlot I located on the southern portion of the plat for park dedication. Outlot I includes portions of three wetland complexes, as well as a storm water detention pond. These areas will not be given for credit and the area not met by land dedication will be requested in cash. The Commission also requested that a number of trails be constructed through Outlot I to connect the development to a portion of the adjacent Ouflot K. These trails will connect to the 6-foot wide sidewalks located along the public streets. Staff suggests that a condition of approval be that the developer constructs these trails including the wetland crossing and retaining walls as needed, at the developer's cost. If 188th Lane is extended to the easterly edge of the plat, the associated sidewalks should also be extended. Housing Types The applicant is proposing to construct single-family detached homes with attached garages. Five different structure types have been submitted for consideration, and each of the structure types have a variety of building elevations. Landscaping &\PLANNING\Case Files\2004\P 04-08 Trout Brook Estates\7 13 04 CC Memo.doc Trout Brook Estates July 13, 2004 Page 5 The applicant submitted a landscape plan providing two trees (one street and one ornamental tree) per lot. The entry at County Road 13 is heavily landscaped, as well as the westerly property l/ne. Corner lots need a minimum of four trees total, and the landscape plan should eliminate the honey locust as a variety of tree. Planning Commission Action The Planning Commission conducted a public heating regarding this request on June 22, 2004. While adjacent property owners were in attendance, no one spoke to the request. The applicant spoke regarding the project and stated that economics is a driving issue regarding the development. The cost of the land, the amount of developable area, and the number of units are contributing factors in the development of the site. The applicant had no objections to the conditions of approval for the CUP and the plat, other than to ask for additional lots along the north side of the 188th Lane extension recommended by staff. The applicant also did not wish to address the issue of Outlot A along the west side of the plat. They desire to have the adjacent property owners pay their fair share of the road construction should they choose to develop. The applicant was also concerned regarding the requirement to realign the Tyler Street intersection on the north side of County Road 13. The need for City assistance by condemnation was discussed as well as timing of the improvements. Staff Update The applicant has revised the plan to reflect the staff recommendation to extend 188th Lane with additional lots along the north side of the road. This would not be staffs intent. Not allowing lots on the north side of the proposed road extension would allow the road to shift to the north, thereby reducing the amount of impact to Outlot I, proposed as park. Additional landscaping and special design features (bump-out parking on the south side) could be added to the road design to create an entry to the park, which connects to Outlot K in Trott Brook Farms. The engineering staff continues to research the improvements necessary to cross Judicial Ditch #1. If the City Council determines that this crossing is undesirable, either physically or financially, then the plat would be returned to the original configuration. The City Engineer has written an update memo regarding the revised plan as it relates to utility and transportation improvements. Recommendation Staff and the Planning Commission recommend that the City Council approve the zone change from Rld to PUD based on the following findings: I. THE ZONING IS COMPATIBLE WITH THE UNDERLYING LAND USE OF MEDIUM DENSITY RESIDENTIAL. S:\PLANNING\Case Files\2004\P 04-08 Trout Brook Estates\7 13 04 CC Memo.doc Trout Brook Estates July 13, 2004 Page 6 2. THE PROPOSED USE IS CONSISTENT WITH THE ZONING REQUESTED. 3. THE PROPOSED ZONING IS COMPATIBLE WITH ADJACENT USES AND ZONING. Staff and the Planning Commission also recommend that the City Council approve the conditional use permit and preliminary plat with the following conditions: A DEVELOPERS AGREEMENT BE PREPARED AND EXECUTED OUTLINING THE TERMS AND CONDITIONS OF THE PLAT APPROVAL PRIOR TO RELEASING THE PLAT FOR RECORDING. e A PLANNED UNIT DEVELOPMENT AGREEMENT BE PREPARED AND EXECUTED PRIOR TO RELEASING THE PLAT FOR RECORDING. e SURFACE WATER MANAGEMENT FEE BE PAID IN THE AMOUNT REQUIRED BY THE CITY AT THE TIME OF FINAL PLAT PRIOR TO RELEASING THE PLAT FOR RECORDING. e A SEALCOAT FEE IN THE AMOUNT TO BE DETERMINED BY THE CITY ENGINEER BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. WATER ACCESSlBILTY FEES IN THE AMOUNT DETERMINED BY THE CITY BE PAID TO ELK RIVER MUNICIPAL UTILITIES PRIOR TO RELEASING THE PLAT FOR RECORDING. e THE SITE BE ASSESSED FOR TRUNK SEWER AND WATER AT THE 2004 RATE OF $6,955.21 AND THIS REQUIREMENT BE INCLUDED IN THE DEVELOPERS AGREEMENT. e A LETTER OF CREDIT BE PROVIDED TO THE CITY IN THE AMOUNT OF 100% OF THE COSTS OF THE PUBLIC IMPROVEMENTS. Be UPON COMPLETING ALL OF THE IMPROVEMENTS AND HAVING THEM ACCEPTED BY THE CITY, A WARRANTY BOND IN THE AI~IOUNT OF 25% OF THE IMPROVEMENT COSTS SHALL BE SUBMITTED TO THE CITY FOR THE PERIOD OF ONE YEAR. 9. ALL COMMENTS CONTAINED IN REBECCA HAUG'S MEMO DATED JUNE 16, 2004 SHALL BE ADDRESSED. 10. THE LETTER OF CREDIT SHALL COVER WETLAND MITIGATION. DRAINAGE EASEMENTS SHALL BE IN PLACE S:\PLANNING\Case Files\2004\P 04-08 Trout Brook Estates\7 13 04 CC Memo.doc Trout Brook Estates July 13, 2004 Page 7 OVER THE WETLAND AND THE WETLAND MITIGATION AREAS. I I. RESTRICTIVE COVENANTS SHALL BE RECORDED ON THE WETLAND AND THE WETLAND MITIGATION AREAS. 12. A THREE YEAR MONITORING REPORT ON THE WETLAND MITIGATION IS REQUIRED. 13.THE CITY ENGINEER'S COMMENTS OF JUNE 17, 2004 BE INCORPORATED INTO THE PLANS. 14. 188TM LANE SHALL BE EXTENDED THROUGH OUTLOT I TO THE EASTERLY EDGE OF THE PLAT AND THE DEVELOPER SHALL PAY THEIR FAIR SHARE OF THE CROSSING OF TROTT BROOK. 15.THE STREET NAMES SHALL BE REVISED AS INDICATED. 16. OUTLOT A SHALL BE PROVIDED AS RIGHT OF WAY OR SHALL BE DIVIDED AND COMBINED WITH LOT 3, BLOCK I, LOT I, BLOCK 2 AND STREET C TO AVOID CREATING A SPITE STRIP. 17. STREET LIGHTS BE INSTALLED AS REQUIRED BY ELK RIVER UTILITIES 18. A GRADING AND EROSION CONTROL PLAN BE APPROVED BY THE CITY ENGINEER PRIOR TO THE ISSUANCE OF BUILDING PERMITS. 19. A DEVELOPMENT PLAN BE APPROVED BY THE CITY ENGINEER PRIOR TO THE ISSUANCE OF BUILDING PERMITS. 20.ALL GRADING BE CERTIFIED PRIOR TO THE ISSUANCE OF BUILDING PERMITS. 2 I.ALL MAILBOXES BE CLUSTERED. 22. A TREE PRESERVATION PLAN BE APPROVED PRIOR TO RELEASING THE PLAT FOR RECORDING. 23.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 THE FENCING PRIOR TO GRADING COMMENCING. S:\PLANNING\Case Files\2004\P 04-08 Trout Brook Estates\7 13 04 CC Memo.doc Trout Brook Estates July 13, 2004 Page 8 24. ANY ITEM OR CONDITION FOUND THAT INDICATES THE SITE IS LIKELY TO YIELD INFORMATION IMPORTANT TO PRE- HISTORY OR HISTORY SHALL BE REPORTED TO THE CITY IMMEDIATELY. FURTHER, THE CITY RESERVES THE RIGHT TO STOP WORK AUTHORIZED IN ITS APPROVAL UNTIL THE SITE IS APPROPRIATELY INVESTIGATED AND WORK IS AUTHORIZED. 25.OUTLOT I SHALL BE DEDICATED AS PARK. THE DEVELOPER SHALL NOT RECEIVE PARK DEDICATION CREDIT FOR WETLANDS OR STORMWATER PONDS LOCATED IN OUTLOT I. IF THE LAND AREA OF OUTLOT I DOES NOT MEET THE ORDINANCE REQUIREMENTS, THE REMAINDER SHALL BE MET WITH CASH DEDICATION. 26. THE DEVELOPER SHALL CONSTRUCT, AT NO COST TO THE CITY THE TRAILS, RETAINING WALLS, AND WETLAND CROSSING LOCATED IN OUTLOT I. 27. ADDITIONAL TREES SHALL BE PROVIDED ON CORNER LOTS. S:\PLANNING\Case Files\2004\P 04-08 Trout Brook Estates\7 13 04 CC Memo.doc TRAILS LEGEND EXISTING SIDEWALK FUTURE SIDEWALK EXISTING PAVED TRAIL FUTURE PAVED TRAIL FUTURE TRAIL FUTURE WIDENED SHOULDER 0 O0 I SITE 0 0 III 000 0 0 0 0 0 O O O lxlver Case Number: Location Map ZC 04.05 & P 04-08 & CU 04-11 N TROUT BROOK ESTATES Howard R, Green Qompany July 14, 2004 File: 817255J-0240 Ms. Michele McPherson Director of Planning 13065 Orono Parkway Elk River Minnesota 55330 Re: Trout Brook Estates Dear Ms. McPherson: Since appearing before the Planning Commission last month, the developer's of Trout Brook Estates have submitted a revised preliminary plat making some minor changes requested at the Planning Commission, and by the conditions of recommendation for approval. This correspondence will only deal with the changes and/or clarifications to my previous memo on this project dated June 17, 2004. The revised preliminary plat now shows the extension of 188th Lane through Outlot I to the east plat boundary, providing for a means of connecting this development with the River Park and Foster developments further to the east. John Anderson of my staff is currently working on defining the approximate limits of Trott Brook floodplain in the area of this crossing, utilizing the grading plan from Trout Brook Estates and River Park to determine definitively whether this crossing is economically feasible. Although that analysis is not complete at this time, it should be available prior to any final platting of Trout Brook Estates. o Bryan Adams, the Elk River Municipal Utilities General Manager, has submitted a memo to staff indicating the Utilities' desire for a peaking well site wkhin the Trout Brook Estates development. The peaking well would have no building associated with it; simply a well and electrical panel. I assume that Bryan will be working with the developers in securing a site to construct this well. The original submittal from Trout Brook Estates indicated a watermain loop along CSAH 13 from their main entrance to the entrance of Trott Brook Farms to the southwest. In reviewing this situation with Bryan Adams of the Elk River Municipal Utilities, it was determined that this watermain loop is not necessary but rather, a shorter loop along CSAH 13 to the driveway of the church on the west side of the road where a dead-end 6-inch watermain currently exists. However, it will be important as this development proceeds in various phases, that the extension of watermain to the southeast corner be constructed within the first two phases, even if the road and lots adjacent to it are not planned to be platted within the first two phases. This watermain 2550 University Avenue West · Suite 400N · St. Paul, MN 55114 ° 651/644-4389 fax 651/644-9446 toll free 888/368-4389 Trout Brook Estates July 14, 2004 Page 2 extension is necessary to begin to complete the loop through the area of the River Park development and on down County Road 40 to CSAH 12. An access onto CSAH 13 was thoroughly discussed at the Planning Commission meeting. It was determined that its current location is the best for a geometric improvement to Tyler Street on the northwest side of CSAH 13 to create a 4-legged 90- degree intersection. As indicated in my memo of June 17th, we would recommend that the developer be obligated to obtain the land from the private party on the north side of. CSAH 13 and undertake the necessary geometric improvements to existing Tyler Street to create the 4-legged 90-degree intersection. It is important to note that this condition needs to be backed by the City Council's willingness to use its power of eminent domain to ultimately acquire the necessary property from the north side of CSAH 13 for the realignment of Tyler Street, if the developer's negotiations with the landowner is unsuccessful. We have discussed with the developer the potential need for a temporary access onto CSAH 13 to initiate the marketing of the first phase, if the realigned final interseCtion is not accomplished due to holdups in land acquisition. you have any questions regarding any of these comments, please call. Sincerely, Howard R. Green Company Terry J. Maurer, P.E. S:\PLANNENG\C~se Fiies\2004\P 04-08 Trout Brook Estates\07 14 04 Engineers memo.doc Hnw rr't R. Qrp, n Gomnanv Howard R, Green Company June 17, 2004 File: 8'17255J-0240 Ms. Michele McPherson Director of Planning City of Elk River 13065 Orono Parkway Elk River, MN 55330 RE: TROUT BROOK ESTATES Dear Ms. McPherson: As requested, we have reviewed the information submitted for the proposed Trout Brook Estates Addition. The information was prepared by Pioneer Engineering and consisted of a 15-page set of preliminary plat, grading plan, and utility plan sheets. Also included were two pages of landscape plans and storm drainage calculations. Based on our review of the submitted information and comments received at the staff review meeting, we would offer the following comments: General · This development is on approximately 115 acres lying immediately north of the Trott Brook Farms development along CSAH 13. The site is known as the Becker Property. It is proposed to be divided into 141 single-family lots. The project is being proposed as a Plan Unit Development. As such, 112 of the lots are proposed to be at a narrower width, between 65 to 75 feet. · This project has been to the Technical Evaluation Panel twice. It appears that all of the changes suggested and/or required by the Technical Evaluation Panel have now been incorporated into the submittal package. Grading Plan · The following lots have proposed grades at the rear of the building pad, which are less than one foot above the overland overflow elevation for the pond adjacent to the lot: Lots 1, 2, and 3, Block 1; Lots 2 and 3, Block 2; Lots 1, 3, and 4, Block 3; Lots 4, 5, 6, and 8, Block 4; Lot 2, Block 6; Lots 4, 5, 7, 8, 9, 10, and 11, Block 19. · The following lots have proposed lowest floor elevations less than one foot above the normal water level of the ponds they are adjacent to: Lot 1, Block 2; Lot 1, 2, and 3, Block 4. · The following lots have proposed lowest floors less than one foot above the 100- year HWL for the ponds they are adjacent to: Lots 1, 2, 3, 4, and 5, Block 2; Lot 1, Block 3; Lot 1, 2, 3, 4, 5, and 6, Block 4; Lots 12 and 13, Block 6; Lots 1, 2, and 3, Block 9. · The following lots have driveways that appear to be greater than ten percent or less than two percent: Lots 1 and 2, Block 4; Lot 1, Block 16; Lot 7, Block 19. S:\PLANNING\Case Files~2004\P 04-08 Trout Brook Estates\6 16 04 TM Memo.doc Ms. Michele McPherson June 17, 2004 Page Two Becker Trail is shown ending in a cul-de-sac approximately 850 feet west of Trott Brook. The FEMA floodway for the portion of Trott Brook adjacent to Outlot G is relatively narrow in this area (approximately 100 feet). This appears to be a good location for a road crossing, based on the narrow floodway and relatively high ground approaching this point from the west. This could provide a potential connection between the Becker property and the Miske and Riverside Development property lying to the west. This location is approximately halfway between CSAH 13 and CSAH 12. A connection in this location would make maintenance activities and emergency vehicle access much better. Consideration should be given to providing road access in Trout Brook Estates further to the west and to require the developers to pay their fair share of the Trott Brook crossing at a future date. The grading plan shows a ten-foot bituminous trail from the south end of Becker Trail to Outlot G, extending southerly into Trott Brook Farms, then westerly to the cul-de-sac of Street E. There are two locations where retaining walls are shown adjacent to the trail. It appears the height of the retaining walls will be approximately two to four feet. This raises various questions. Who will own and maintain these retaining walls? What kind of protection will be placed on the edge of the trail to preclude people from leaving the trail and falling off the retaining wall? The type of protection utilized should not reduce the usable width of the trail. If necessary, the trail should be widened slightly in these locations. The grading plan should identify the top of berm elevations for the proposed ponds. This elevation must be a minimum of one foot above the one hundred year HWL for the pond. The grading plan should show the FEMA flood elevation along the eastern edge of the proposed development. The grading plan should show the drainage easements for the proposed ponds and wetlands. C. Street · and Utility Plans The following lots appear to be too Iow for the proposed sanitary sewer elevations: Lots 10 and 11, Block 19; Lots 1, 2, and 3, Block 20. The development includes the construction of a lift station near Lot 1, Block 4; no details other than the general depth have been provided at this time. As this project proceeds to final plans and specifications, this lift station must be built in accordance with City standards. The proposed street section shown on plans has a width of 30 feet from back of curb to back of curb. The City standard is 32 feet wide from face of curb to face of curb. The street section needs to be changed to reflect City requirement. Watermain needs to be looped through Outlot I in the southeast corner of the development. This is the same location as the proposed road connection crossing Trott Brook to the properties to the east. The plans show connecting to trunk watermain on Twin Lakes Road. However, that watermain is noted in the plans as to be constructed by others. This watermain loop must be constructed as part of this project by this developer. Hydrant placement and valve location throughout the development will be reviewed in detail when final construction plans are submitted. S:~°LANNING\Case Files~004\P 04-08 Trout Brook Estates\6 16 04 TM Memo.doc Ms. Michele McPherson June 17, 2004 Page Three · Where Becker Trail meets CSAH 13, it is offset from the current intersection of Tyler Street on the north side of CSAH 13. The developers of this project will need to realign the existing Tyler Street on the north side of Twin Lakes Road, including acquiring an easement from the property owner at that location to construct a 90-degree intersection. D. Preliminary Plat · The proposed rights-of-way for all of the streets in this development are shown as 50 feet wide rather than the 60 feet required by City ordinance. An argument can be made that this is a unique piece of property, given the amount of wetlands contained within it, and that narrower rights-of-way are necessary to allow for reasonable development of the property. However, 60 feet of rights-of- way are necessary for construction of the City required street, sidewalks, snow storage, City utilities and other smaller utilities. In order to allow a narrowing of the rights-of-way to 50 feet, there will need to be an accommodation whereby items such as sidewalks can be built in the ten-foot drainage and utility easement provided along the frontage of each individual lot. · Street B is proposed as an "eyebrow" cul-de-sac, which is not permitted by City design standards. · Many of the proposed storm drainage ponds are shown to be constructed in outlots of the development. Will this development have a homeowners association, which will be responsible for normal maintenance of these ponding areas? If not, the lots will need to be reconfigured to incorporate the storm drainage ponds within platted lots. If a homeowner's association will be responsible for normal maintenance such as grass cutting and debris pickup, then the ponding areas can be placed in the outlots. E, Storm Drainage Calculations · Generally, the storm drainage calculations appear to adequately address Elk River design standards. However, many of the NWL and HWL elevations shown in the calculations do not agree with those listed on the plans. These numbers need to be checked and corrected where necessary. · The drainage area map needs to be expanded to identify the offsite area to the north crossing under CSAH 13. This area has been included in the calculations, but not shown graphically on the map. · Some of the normal water elevations and pond outlet devices shown in the model are not the same. These details need to be reviewed and adjusted as necessary. If you have any questions regarding any of these comments, please call. Sincerely, Howard R. Green Company Terry J. Maurer, P.E. TJM:sw S:\PLANNING\Case Files~.004\P 04-08 Trout Brook Estates\6 16 04 TM Memo.doc (FOR 80 FT. MtN. WIDE) MINIMUM LOT DEPTH 125 FT. MINIMUM LOT WIDTH AT SETBACK LINE 80 FT.-- AT CORNER 90 FT. AT R/W LINE N/A FT.- [EAR YARD ETBACK = .30 FT. FSlOE YARD SETBACK ~COMBINED 15 FT, I MIN. 5 FT. ._1 LCORNER 20 FT. IN INIMUM LOT AREA ORNER N/A SQ. FT. TERIOR 10,000 SQ. FT. CL STREET FRONT YARD SETBACK 25 FT, (FOR '65 FT. MIN. WIDE) MINIMUM LOT DEPTH 125 FT. sEAR YARD ETBACK = 50 FT. MINIMUM LOT WIDTH AT SETBACK LINE 65 FT, AT CORNER 75 FT. AT R/W LINE N/A FT. I I -MINIMUM LOT AREA CORNER N/A SQ. FT, ~IINTERiOR 8125 SQ, FT, SIDE YARD SETBACK COMBINED 15 FT. MIN. 5 FT. CORNER 20 FT. CL STREET FRONT' YARD SETBACK 25 FT. June 30,2004 City of Elk River Attn: Michele McPherson 13065 Orono Parkway P.O. Box 490 Elk River, MN 55330 PUBLIC WORKS DEPARTMENT Sherb 425 Jackson Avenue Elk River. MN 55330 (763) 241-7034 · 800-594-5208 RE: Trout Brook Estates Dear Ms. McPherson; We have reviewed the drawing for Trout Brook Estates located adjacent to CSAH 13 and offer the following comments for this proposal. Sherburne County will allow access for Becker Trail to CSAH 13 at or near the proposed location that meets the City's design standards. We require that the proposed access intersect with CSAH 13 at 90° and have full alignment with Tyler Street. It must also be constructed to the same dimension to facilitate the future signalization of the intersection. We require that the developer dedicate 60' of right of way in fee title to Sherburne County that is within the boundaries of the plat and is adjacent to CSAH 13. We will require an Access Permit and signage fees along with the construction of a right mm lane off of CSAH 13 at Becker Trail. Property acquisition or easements from the affected landowners will be necessary for the required construction. Sherburne County will not cost participate in these requirements. According to the drawing there remains a strip of land (Outlot A) between Street C and the parcels owned by James, Furon, Ondracek and King. Is the City acquiring ownership of Outlot A? With any furore subdivision of these parcels access to CSAH 13 will be terminated, therefore access to an internal street should be required from this plat. The exception to the north owned by Ertel must be provided internal access from this plat, because of wetland considerations. If you have any questions or comments call me at 763-241-7013. SincerelN, Richard D. Corbin Sherbume County Public Works Cc: Pioneer Engineering Ryan Contracting, Developer LOCA~ON MAP NO SCAL£ T£O UT N£OOK ESTATES IN SECTION 35 , TO iCNSHIP $3 , RANGE ~ ELK RIVER, MINNESOTA ~ ~ SHERBURNE COUNTY R YA C02V?£A C FlAG CO. OUTLO- r i '~':: ,/ ,/ I ~ 1t / '--- PETLAND 10 / / ,/ / / COVER SHEET DR Horton, In¢ I P~'~c~i× ~-nlerprises, LLC F SITE DATA TOTAL SITE AREA- -- TO]AL OUTLOT AREA TOTAL LOT AREA- TOTAL NUMBER LOTS ~'-~S' TOTAL NUMBER LOTS 80'-100'- HOMESTEAD LOT (LOT 1,~B$0~_~) .... --'60.56 AC, 40.60 AC. .29 TOTAL ~ OF UNITS-- 14-2 R.O.W, AREA 11.12 AC, R.O.W AREA CTY RD. NO. 13 --5.28 AC. TOTAL AREA 14.40 AC. GROSS DEN~TY ....... 1.23 LOTS/AC. PROPOSED ZONING-- PUD UTILITIES AVAILABLE iPROJECT SHEET iNDEX 1. COVER SHEET 2. PRELIMINARY PLAT 5, PRELIMINARY PLAT 4. PRELIMINARY PLAT 5. EXISTINGCONDITIONS 6, EXISTINGCONO~TiONS 7. EXISTINOCONDITIONS 8. PRELIMINARY SITE & UTILITY PLAN 9, PRELIMINARY SITE & UTILITYPLAN 10 PRELIMINARY GRADING PLAN 11, PR£LIMINARY GRADING PLAN 12. PRELIMINARY GRADING PLAN 13 PRELIMINARY GRADING PLAN ~ 14. PRELIMINARY GRADING PLAN ~ 15. PRELIMINARY GRADING DETAILS ~ TROUT, BROOK ESTATES [SHEET 1 0L 1~ SHEETS ~- RYAN CONTRACTING CO. LOCATION MAP Not To Scole %( 5 W~/.AJ~rD 4 ~ -' WETLA.¥D ~ ',~ --'5 '\ I I \ ICUTLOT H · /Melv"n M .Jomes Jr ? <'/ "~1 ;~ ,'5 I ",."~ ~"~)' . ',(i%.i..'~,. '~/ ,, ~ ,. ,. , ~,;, /',~ ~ ?,',~, / ~ ~, ~ -t,./~-~,.., ~ . / s Z ~¢~ .... ¢ 'X',~' I ~ A / ." * ~.-l/__ '.~: ) -<"~ ~--~, .~ '~ ~ / ~ ~-~ .... ~--~ ~ ', ~' /~" ,,,' ,.*~-- 23 ~ --L_ ~ ~-h¢ ~_. ~' '-~ .., / ., /-- : ms'r~ ~'~ .~--,, '. ~ " , ~ ~( ~ j ~.. j ',:'~' ~ ~,,..; ,,..~ ..... ~_~--~--~ ...... ..! / /  , ,,/' / -" "" ---~ ..... F---~ ..... F---' .... ~ ~, i ; " i " ~'" ~ ~ ' / r'~ .' .'"'~ i,/; ,,~.I-.~. ~ ~ .; ......... ~',; r .... : .... ; ....... I I // ..... x~:.~ ...... . ~ , / '~ / A. /'x.i , ~,~ , .: , i ~ ~ ~ I . . // /'-~ -._ · .... ~ ~.' .-... TROUT BROOK ESTATES IN SECTION 35 , TO~YNSHIP 33, RANGE 26 ~ ELK RIVE~ MINNE$'OTA ~ ~ SHERBURNE COUNTY ~ t? YAN C 0 NTigA C TING C O. WETLAND TOTAL LOT AREA- OUTLOT AREAS OUTLOI 8 DUTLOT C DUTLDT F OurLor 6 OUTLDT H OUTLOT J \ ;\ SITE DATA 4.2,75 AC. 0.64 AC. O.21 3.17 AC 4,62 3,39 AD, 2.74 AC. 5.12 Ag, TOTALOUTLOTAREA- -57,60 AC. R.O.W, AREAS R.0.W. AREA. 11.g~ AC. R.0,W. AREA CTY RD NO. 1Z -328 AC TOTAL R.O.W. AREA- 15.21 AC. PARK AREA 5.59AC. (NET UPLAND AREA WITHIN OOTLDT l, DOES NOT INCLUDE ;t, ETLANDS AND SIORM WATER POND} TOTALSITE AREA~ 4-115.56 AC. LOT DATA TOTALNUMBER LOTS 65'-75'-- 1{35 TOTALNUMBER LOTS 80'-100' 42 HOMES_T_E_.A~_ __LO_~ (LOT 1,_B_LOCK__2~ 1 TOTAL ~ OF UNITS 148 GROSS DENSITY ..... 1.28 LOTS/AC, PROPOSED ZONING PUD UTILITIES 'AVAILABLE SHEET INDEX 1. COVER SHEET 2. PRELIMINARY PLAT 3, PRELIMINARY PLAT 4-,PRELIMINARY PLAT 5. EXISTINGCONDITIONS 6, EXISTINGCONDITIONS 7. EXISTINGCONDITIONS 8. PRELIMINARY SITE & UTILITY PLAN 9. PRELIMINARY SITE & UTILITYPLAN 10. PRELIMINARY GRADING PLAN 11. PRELIMINARY GRADING PLAN 12. PRELIMINARY GRADING PLAN 1..3. PRELIMINARY GRADING PLAN 14. PRELIMINARY GRADIIC~'~'PLAN 15. PRELIMINARY GRADING DETAILS RYAN CONTRACTING CO. TROUT BROOK ESTATES SHEET 1 1 5 S~E~TS / / / ;/;: i/ .. N/ WETLAND .4 LEGAL DESCRIPTION (Title Commitment i~0R990048-C) All that porHon of the North Half of the Northeast (~arter at Section 35, Township ~. Range 26, lying West of dudicloi Ditch NO. 1 as some now c~'ossee tract, in Sherborne County, AND T~at part of the Northweat Quarter of the Northwest Ouarter that lies We~t of dud~cio~ Ditch No. 1, Section ..~, Township $3, Range 26, Sherbume County. AND All that part of the Southwest Ouarter of the Southeast O~orte~ of Section 26, Township 35, Range 26, lying Southeasterly of County State Aid Highway No. 1.t, £XC[PT that part thereof described os follows: Beginning at the Intersect/on of the East line of the West One-Half of the Southeast Quarter and the centerline of County State Aid Highway No. 15; thet~ce South along said East line 700 feet; thence West at right angles 285 feet; thence North at right angles to the said centedine of said Highway;, thence Northeasterly along said ce~terline of highway to the point of begbming, Occording to the United States Government Survey thereof and s/tuate In Sherbume County, Minnesota. Ir. GAL DESCRIPTION ('No TtlJe Coau'~itmenL Provided) 'l~ot part of the Northeast Quarter of the Northwest Ouarter of Section 35. Township J3. Range 26, Sherburne County, Minnesota, lyin9 Easterly of the center llne of County State Aid Highway No, 1.t and Southerly of o line described os follows: Beginning at a point on the East line of said Northeast Ouorter of the Northwest Ouarter, the bearing of which is assumed to be South O0 degrees 59 minutes West, said point being 910.75 feet South O0 degrees 59 minutes West as measured along said East llne from the Northeast co~ner thereof; thence So~th 88 degrees 16 minutes 30 seconds West a distance of 833.86 feet, more of less to intersect said center line of County State Aid Highway No. 1.t and there terminating, togeUler with and ~Ji0j~ct to that port token for said Highway. NOTES 1. Legal description taken from Title Commitment i~ORggO048-C, doted December 20, 2001 at 7:00 A,M, prepared by C~d Republic Notional Title Insurance Company. 2. Electric transmission lIne easement as created by Document No. 107532 and defined by Document No, 167313 does not affect the property. 3. WeUands delineated by Aquatic EcoS<dutions, Inc. LEGEND AREAS TOTAL ~OUNDARY AREA - :~I06.$9 ACRES TOTAL W~'I~AND AREA - :~36,70 ACRES C RAPHIC SCALE ? 'T ---? ( IN treE'11 ) I Luch ~ lOG fL I O~te ©3/29/C.4l 4EET Tlll_E EXISTING ?-- Existing Fence ./ / t / / CONDITIONS IOWNER RYAN CONTRACTING CO. [ PROJECT 8700 13TH AVENUE EAST St;AKOPE[, MINNESOTA 55379 Frank dr. & Mary Jo Miske /-"'"-> TROUT BROOK ESTATES ELK R I/ER, MINNESOTA I SNEET 5 OP 15 s~rs I I,,, NOTES t.Legai desc6pHon taken from T~tle Commitment i¢0R990048-C, doted December 20, 2001 et 7:00 A.M. prepared by Old R~ublic Noted ~tle Insurance Company. 2. Electric transmission hne easement os created by Docum~[ No, 107552 and defined by Document No. 167~13 does not affect the pr~ert~ 3, Wetlands delin~ted by Aquatic [co5ot~tJ~s. inc. ': / John '-~ ~_ Ordrl Furon \ \X .Y GRAPHIC SCALE ( IN I~,liTr ) AREAS TOTAL EIOUNDARY AREA - ~115.56 ACRES LEGEND LEGAL DESCRIPTION (Title Co~nttment ~oEggo048-C) All that portion of the North Hall of the Northeast ~orter of Section .35, Township .13, R0nge 26, lying West of J~dicid Ditch No. ! os some now crosses tract, in Sbefburns County, AND ~at part of the Northwest Quorte~ of the Northwest Ouarter that lies West of Judicial Pitch No. Sect/on 36. Township .33, Range 26, Sherburne County. AND All that port of the Southwest Ouorter al the Southeast Quarter of Section 26. Township 33, Range 26, lying Southeasterly of County Stats Aid Highway No. tS, EXCEPT that port thereof described as ~eginn/ng at the intersection of the East line of the West One-Half of the Southeast Quartet' and the cente~li~e of County State Aid Highway No, tS; thence South along said East tine 700 fset; thet~ce West at right angles 285 feet thence No(th at right angles to the said Clentedine of said Highway, thence Northeasterly olc~g sold centerline of highway to the point of beglnn[ng, according to the United States Government ~urvey thereof and sltuote ~ Sherbume Cognty, M~nneso[a. LEGAL DESCRIPTION ~ (No Title Commihnent Provided) .... Tl~at ~'art of the Nor heast 0uarter of the Northwest Quarter of SecJion $5, Township 33, Range 26. Sherburne County, Minnesota bing Easterly of the center line of Cou~ty State Aid Highway No. 13 and Southerly of a line dsscrtbed os f~/Iows: ~eg~ning at o point on the~ East llne of said Northeast Quarter of the Northwest Quar er, the bearing of which is assumed to be $(~th OD degrees 59 minutes West, said point being 910,75 feet South O0 de~rees 59 minutes West as I~eosured along said East line from the Noctheast corn~' thereof; thence South 88 degress t6 minutes ~ sec<~nds West o distance Of 833,86 togeth~ with and sub)ecL to that po t to ~ fo( said HIg ay ..... ~Z_.. Existing F~nce / / WETLAND 1 Frank Jr. & Mary Jo Miske x \ WETLAND 8 "x\ SHEET T~TLE / I ,.,./i , ./iI L,'~'-~/ ',, r::' ./ I EXISTING CONDITIONS RYAN CONTRACTING CO. 8700 13TH AVENUE EAS[ SHAKOPEE, MINNESO-A 55579 PROJECT TROUT BROOK ESTATES ELI'* RIV~R, MINNESOTA SHEET 6 15 SHEETS LEGAL DESCRipTION (Title Comm/tmen~ ii~)R990048-C) Ail that portion of the North Half of the Northeest Quarter of Section $5, Township 35, Range 26, West of gudlc/ol Ditch No, I os some now crosses tract, tn Sherbume AND That port of the Northwest Quarter of the Northwest Quarter that lies West of Judicial Ditch No. Sectio~ 36, Township 33. Range 26, Sherburne County. AND All ~hot port of the Southwest Quarter of the Southeast Quarter of Section 26. Township 33, Range lying Southeasterly of County State Aid Highway No. t3, EXCEPT that port thereof described as follows: Beginning at the ir~tersectic*~ of the East line Of the West Or!e-Half of the Southeast Quarter and the centanlne of County State Aid Highway No. 13; thence South along said East line 700 feet; thence West at right angles 285 fee[; thence North of right angles to the said centedlne of said Highway; thence Northeasterly alano said centerllne at highway to the point of beginning, according to the United States Oo~9rnment Survey thereof and situate in She~burne County, Minnesota. LEGAL pESCRIPTION (No Title Commitment Provided) ~ct port of the Nodheast Quarter of the Northwest Quarter of Section 55, Township $3, Range 26, Shsrbume County, Minnesota, Jytng EasferJy of the center line of Count)' State Aid Hiqhwo¥ No. t3 and Southedy of a line described os fotlows: Beginning oto point on the £ost I~ne of so~C Northeast of the Northwest Quorter, the beoHng of whJch is os~med [o be S~th 00 degrees 59 minutes West, t~ether with o~d sub,ct to thel port t~k~ f~ so~d t / / / / / / / /// / / ? t / / ' / /_ John -'-- Ondr~ / H~rold ~, & Mai All v~ible improvements I:m. ve been shown. For t~e --- '~ ]oc&t~on of any &ddSt~onal underground ut~tSeg or I L before excavation call GOPHEE STATE I CALL at 651-454-0002 I Re4~e L~yout. O7/02/04 C# // \k \\ \\ f "~..--,\ / WETLAND 8 k <~ \j NOTES I. Legol description token from Title Commitment #0R990048-C, doted Oecembe~ 20, 200! c~t 7:00 A.M. prepared by Oid Republic Notionot T/tie Insurance Company. 2. Electric tronsmlssion I~ne easement es created by Document No. 107532 and defined by Document No. t67513 does not Direct the property. 5. ~tlmds defineD!ed by Aquatic EcoSolutione. Inc. SHEET Ttll_E CWNER EXISTING CONDITIONS RYAN CONTRACTING CO. R70{': 1.31H AVFNUE FAST PROJECT £)~531NG DEUNEATED ~TALND CATCH BASIN CASI ~ MONUMENT ELECTRIC aOX AREAS TOTAL BOUNDARY AREA - ::[11556 ACRES TOTAL WETLAND AREA - ~;36.70 ACRES I) GRAPHIC SCALE TROUT BROOK ESTATES ElK RIVER. MINNESOTA SHEET 7 15 I OUTLOT O ( .WErLANO OUTLOI C / / / / / / / / / J/ OU TLOT F WETLAND ¢, )/'/ LEGAL DESCRIPTION (Title Commitment tlfl)Rgg0048-C) Ali thor portion of the North Holt ot the Northeost Ouorter of Section 35, Township .~$, Ronge 26, I~ng West of Judiciol Ditch No. ! os some now crosses froot, in Sherburne Count~ AND Rot port ot the Northwest Ouortet' Of the Northwest Ouorter thor lles West of Jud/cJol Ditch No. I, Section 56, Townsh;p .~, Ronge 26, Sherborne County. AND Ail thor port of the Southwest Quorter of the Southeast Quorter of Section 26, Township 35, Ronge 26, ly{ng Southeasterly oi County Stole Aid Highwoy No. 13, EXCEPT thor port thereof described os to, tows: ~eginn~g ot the intersection ef the Eost line of the Wast O~e-Holf of the Southeost Quortsr ond the ce~teHine of County Stole Aid HIghwoy No. Icl; thence So. th ofol~g sold Eost line 700 feet; thence West ot right ongles 285 teat; themce North ot right ongles to the sold ce. terlble Of soid HIghwoy; thence Northeostedy olong sold center, the of highwuy to the point of beglr~ning, occording to the L/rifted Stoles Gov~rrlme~t Survey thereof ond situote In Stlerburne County, Minnesoto. LEGAL DESCRIPTION (No lille Commitment Provided) ~hnt port of the Northeost Quorter of the Northwest Querier of Section 35, Township 53, Ronge 26, Sherborne County, Yinnesoto, II&ng Eostedy of the center li~o of County Stole Aid Htqhwoy No, 13 ond Southerly of o llne described os follows: ~eginning ot o point on Ihs Eost tine of soid Northeos/ Ouorte~ of the Northwest Ooorter, the boOTing of which is ossumed to be South O0 degrees 59 minutes West, sold point being gtO.?$ feet South O0 degrees 59 minutes West OS meosured olorlg said Eost llne from the Northeost corner thereoh thence South 88 degrees 16 minutes 30 seconds West a dlstonce of 833.86 feet. more of less to intersect sold center llne of County Stole Aid Highwoy No. 13 ond there termlnot~g~ together with ond sub.tact to thor port token for said Highwoy. NOTES t.Legol description to/~ from Title Commitment ~OR99004§-C, doted December 20, 200t ot 7:00 AM. prepored by O~d Republic Nottonol Title Insuronce Compony. 2.Electric tronsmission g[le eosement os creotsd by Document No. 1075.12 ond defined by Document No, 16'7313 does not offec/ the property. cl. Wetlonds delineoted by ^quotic EcoSo~utions, thC, GRAPHIC SCAI,E ( ts r£ST } / / ,/ / r--~ \... / / t F- 2 2;,7',;;',.,,:,L;2~-,;.';2,2:-,,- 2;%"; ---1 location of any additional ul~der~rouad utilities or I ~EE~' 2 15 S.EE~S LEGAL DESCRIPTION AND SecH~ ~, To~n~ip ~J, Ee~ge 26, ~burne County. ~D / John '~ -'"- On dr'~ 'old E. & Furon / t/ ( /]~ETLAND OUTLOT C 157.990 ~qft iOUTLOT J * ~ WETLAND 8 \. 1 :J OUTLOT I / ~- .... -~ .... =__~__~7Lr Re,j. NC 05/29/04 LEGAL DESCRIPTION (No TlfJe Commitment Provided) That part of the Northeast Quarter of the Northwest 0uorter of Section 35, Township 33, Range 26, Sherburne County, M~nnesola, lying EosterJy of the ce~te~' fine of County State Aid High~oy No. t.] and Southerly of o 5ne described os follows: Beg~nJng at o point o~ the East li~e of said Northeast Quarter of the Northwest 0uarte~, the bearing of which is assumed to be So~th aa degrees 59 minutes West, sold po~t beMg 9tO. 75 feet South 00 degrees .59 m~utes West os measured dong said East I~e frora the Northeast corne~ thereof;, thence South 88 degrees ~6 m~utes ~ seconds West o aistonce of 853,86 feet, more at less to ~tersect said center llne of County State Aid High~oy No, 1.3 and there termlaotlng, together with and sub~ect to that part token for so~d H~ghwoy. NOTES t. Legal description token from Htle Commitment ~[~OR990048-C, doted December 20. 200~ at 7:00 A,bl prepared by Old Republic Notional T/Ua Insurance C~mpany, 2 Electric tronsmlssion ~e easement as created by Document No. 107532 and defined by Document No. t6751J does not affect the property. ,~. Wetl~,lds define0ted by Aquatic EcoSoJutio~$, inc. GRAPItlC SCALE r r T T I InVh - 1oo fL F-Z, ;,.,;,;",Z',.,$££Z:,-J;Z,g;,:- Fa,Z; -I I loc~tton o! lay additional underlround utilities or I L~"._L. 'Z:T°2 2"__ ~2IT 527: , L c~I~. _"L 0212 ?ZIO0~J OUTLOT K 225,055 sq. ~t. S89*52'06% / - ',~X"-../ ~ \: iI ',,, _/47 ~ / -"/"' ~, / / /"-"' ~ f · 4' ,-'"' ; ","--, , OUTLOT H / .~ \_.~..,>/ / / / / / / _./£- ? /'/ ,. ,1 c# SHEET T I~.E PRELIMINARY PLAT RYAN CONTRACTING CO. 8700 13TII AVENUE [~SI SHAKOPEE, MINNESOTA ~5379 PROJECT TROUT BROOK ESTATES Fl K RIVFR, MINNESOT^ SHEET LLC / 15 ,r~rlEETS LEGAL DESCRIPTION (TtUe Commitment ~t~R990048-C) AJI that portion of the North Half of the Northeast 0uarte~ of Sect/on 35, Township .3J, Range 26. b4ng West of Jodlclot Ditch No ~ os some now crosses tract, in Sgqerburne Count~ That port of the Northwest Ouorter of the Nocthwest Ouarte¢ that lies West of J~diciol Ditch No. Section .36, Township 33, 9cmge 26, Sherburne County, Ail that port of the Southwest 0uorfer of the Southeast Quarter of Secticn 26, Township 5.3, Range 26, I.~ng Southeasterly o( County State Aid Highway No. t3, EXCEPT that port thereof described as follows: Beg;nnlng at the intersection of the East t~ne of the West One-Half of the Southeast ~uorter and the centerline of County State Aid Highway No. tS; thence South along said East Uno 700 feet; thence West at right or~gle~ 285 feet; thence North at right angles to the sold centerJ~ne of so~d Highwa~ thence Northeoslerly oforlg sold celqter/ine of highway to the point of be(finning, according to the United States Government S~Jrvey thereof and s~tuote in Sherburne County. Minnesota. LEGAL DESCRIPTION (No Title Commitment Pray/dad) That part of the Northeast Ouorter Of the Northwest barter of Section 55, Tow~shlp .35, ~tonge 26, Sherburne County, M~nnesoto, b4ng Eostedy of the center llne of County State Aid Highway No. ~$ and Southerly of o llne described as follows: Beginning et o po~nt on the East fine of said Northeast Quarter of the Northwest Quarter, the beorln9 of which is assumed to be South O0 donees 59 minutes West, said point being 91075 feet South 00 degrees 59 minutes West o~ measured <~long said East line from the Northeast corner thereof; themce So~Jth 88 degrees t6 minutes .30 seconds West o distance of 835.66 feet. more of ~es-~ to intersect said center I~ne of County State Aid H~ghwoy No, 13 and there term~oting. together with and subject to that port tok~n for Sold Highway. NOTES J,kegoJ descFtptiot~ taken from T~Ue Commitment #0R99004~C, dated Oecember 20, /a/ / by Document No. 1673~3 does not affect the property. / ~/ / / / / / / o?~ / Harold E. & Mc Furon / / t 1 / / / ? / OUTLOT C [OUTLOT J "~'% %\ I ~ETLAND 8 \~ OUTLOT I OUTLOT K 223,053 sqft GRAPHIC SCALE ':., .-.-'" 'r T ( m F~'~ ) SHEET TITLE PRELIMINARY PLAT OWNER RYAN CONTRACTING CO. 87C0 13TH ~,','Er4u£ EAST PNO~{Cl I-- Z ;,;;' L=; .... -I location of any additional under,round uU]itiee or TROUT BROOK ESTATES S.E[l 4 15 SHEETS ELK RI!,C~R, MINNESOTA Iv; TYLER STREE- TO BE RE- AL ICNED 8Y Wetland Wetland 921,5 Wetland OUTLOT D LIFT STAIION - OUTLOT C / OUTLOT K Glen E & deonette R. Ertei , i Wetland OUTLOT F 9192 RE 9~96 OUTLOT H Wetland PRELIMINARY SITE & UTILITY PLAN L,J I- F- LOT DATA RYAN CONTRACTING CO. TROUT BROOK ESTATES GRAPHI: SCALE IN IVEgT SHEET 9 1 5 SHEETS ~rj / / / / / / / / / / / / tILLED WETLANDS 3228 SQ. ET POND 40 I ! ',, N.W.L.= 914.0 100 YR. H.W.L.= 915~7 WETLAND 14,581 WETLAND ;ISEE SHEET SHEET //- lOO rlLL~E~ WETLANDS / ~ s~.r~. ~, / FILLED WETLANDS 26,1~0 SQ.FT. -- OUTLOT D PRELIMINARY GRADING PLAN // GRAPHIC SCALE IN FEET \\ OUTLOT F / / RYAN CONTRACTING CO. 8700 13TH AVENI_E EA$1 TROUT BROOK ESTATES S.EE~ 10 15 S~IEE TS // ISEE SHEET lOI POND 40 : ' 100 'fR. H.W.L.= 915~? WETLAND BUFFER' 14,,381 WETLAND / WETLANDS ~8,145 SO.FT. / PON° 6o ................. cN:W.L:~' 921:0-- ~ ( ,'/ 3-00 YR. H,W.L.= 921.8 OUTLOT B '~ ~ FILLEa WETLANOS '\ \~\ 1400 SO.FT.~ \ JSEE SHEET 12] \ , , " '~OND 150 ' ~ \ ' N.'W..L= 912.0 ', , .100 ,-- ~ ~._. ,916 ~ / ,// ,' ~,~, , / / 100 /YR. H.W,L.~ gOB. PRELIMINARY GRADING PLAN OWNER RYAN CONTRACTING CO. . FILLED WETLANDS .31 SO.FT. -FILLED WETLANDS 257 SO.FT. LLED WETLAND: · t110 SO.FT. 4-792 SO.FT. WEll_AND REPLACEMENT -- ' 3183 SO.FT. / ~ FILLED WETLANDS SO.FT. WETLANDS ~. i SO.FT.' ~ROU~C~ TROUT BROOK ESTATES ELK R:VER AND REPLACEMENT 28540 SO.FT. SHEET 11 15 SHEETS W -% TH-13 SEE SHEET 111 L OUTLOT X '~.. FILLED WETLANDS 18,462 SQ.FT. INV. 907.7 1LLED wETLAnDs 232 SO.FT. OUTLOT J pOND 70 N.W.L.= 908.0 LL.- 908.9 100 '%517 SQ.FT.- POND N.W.L= 913.0 '"~ YR. H.W.L.= 7t3,:4- / TH~Q '> ~ ~--, ' k~;ev.=911!60 FIEEED .~'E'fLANDS' 148 SQ.FT. />21 20 OUTLOT I ,/ / PRELIMINARY OW~£R RYAN CONTRACTING CO. GRADING PLAN ~,~::.!:. ~.~x~:::~ :,:~ FR'O~ZCT TROUT BROOK ESTATES SHE[T 12 15 SH~rTs LLED WETLANDS SQ.FT. - POND 110~ NW.L.= 913.0 100 Y~. H.W.L.= / b .... ~L'L~t9 -~VETLANDS' 148 SQ.FT. o.5o.__% JSEE SHEET 1¢] / ~: 1/'!"' '/i ".,,.,,,,, '" ~ ~../%. GRAPHIC SC^[,E IN FE~ ~-k, ~~ : "~ ~ '~"~.,~ '. "'-.... TAINING WALL / .:-'.i:' ~ /-~ ~,;vl,.~ / ) / / , / / · / / / /,'///// /,) L,J PRELIMINARY GRADING PLAN OWN[ R RYAN CONTRACTING CO. 8~00 13iH ,~,¥ErxUE PRC.JECT TROUT BROOK ESTATES 13 15 SHEETS FLK q ','ER · FILLED ~TLANDS 31 SQ.FT. WETLANDS 257 SQ.FT. I, LED WETLANDI '1~10 SQ. FT, .WEITLAND it 4792 SO.FT. / /3183 $O.FT, SQ.FT. AND REPLACEMENT 28540 SQ.F'T. WE TLAN D~, BU FFER"-')_~ 37545 SQ.FT. \, WETLAND \ , \ /' '\,/ iTLAND BUFFER 36,~-54 SQ.FT. SHEET lilLE  GRAPIIIC SCALE ]N FEET '".. ~a ~ax\ ~ ', Frank Jr. / ISEE SHEET PRELIMINARY RYAN CONTRACTING CO. ~.O.:CT TROUT BROOK ESTATES 14 15 ,~H£ETS GRADING PLAN s,,~.or~F~ '~[F.IIE:}OTp 55~'?¢ ELK FivER ~ , ', ,,' ~ ~ ~ b: ~ . < I _ ' LANDSCAPE NOTES ~ SEE SHEET L2 MONUMENT DETAIL 1"=10' MONUMENT ELEVATION 1"=10' '" K~Y' CO',IMON NAME~IFNTI:'C, NAME [ROOT jQUAf<_~I~' SPECIAL INSTRUC~IONS  O~ST~Y ANDORRA ~NiPER/JUNI~RUS HORIZONTALIS '~D~RA' NE~gY ~ RO~A 'NEARLY WILD' D~ K~E~ ~C ON S~.~SYRINCA ME~I ~ALABIN' ~ ~!~-~ 1 - ~ FO~M SEE O~RSTORY TR~E PLAN {SHEET LI~ FOR TREE TYPES AND L~A~ON~ AROUND M~UMEN~ PLAN~NGS TO BE MULCHED WI~ EOCK ROCK MULCH TO BE ~D OVER 6MM BLACK POLY SHEETING ANNUAL AREA TO BE AMENDED ~ COMPOS~PLAN~NG 50IL TO A DEP~ OF 6" NO MULCH TO B~ USED IN A~NUAE SEE SHEET L1 1 SHZET TITLE P~ELIMINA~Y LANDSCAPE PLAN DECIDUOUS TREE PLANTING DETAIL CONIFER TREE PLANTING DETAIL 5O' LANDSCAPE NOTES CONTAINER SHRUB PLANTING DETAIL GRAPHIC SCALE IN FEET SEE SHEET L1 FOR PLANT SCHEDULE RYAN CONTRACTING COMPANY TROUT BROOK ESTATES SHEET L2 2 SHEETS P oxJord Hills -- Clubhouse Series The Canterbury 2648 SF A two-story home featuring a first-floor master bedroom suite, two additional bedrooms plus loft, 2-1/2 baths, attached three-car garage, 9-foot first-floor ceiling (except as noted), and partial basement. COLONIAL ELEVATION COLONIAL REVIVAL ELEVATION CLASSICAL ELEVATION COTSWOLD ELEVATION r oxJora I-/ms t_,tutmouse .benes The Canterbury 2648 SF First Floor DEN Second Floor 1st Floor Features · Entry foyer with 12-foot ceiling and coat closet · Formal den with 12-foot ceiling · Formal dining room with 12-foot ceiling · Family room with two-story volume ceiling · Kitchen with island counter and storage pantry · Dining nook · Master bedroom with walk-in closet and Ultra master bathroom featuring separate shower and soaking tub, double-bowl vanity and private water closet · Powder room · Laundry room 2nd Floor Features · Loft living area · Two additional bedrooms, one with a wardrobe closet, another with walk-in closet · Additional full hall bath with linen closet and compartmentalized water closet Additional Possibilities · Full basement (partial basement is included with this home) · Walkout basement, per homesite location · Additional bedroom in lieu of loft living area · Gourmet kitchen · Family room fireplace · Family room fireplace with media center options FILE COPY In an effort to continuousl7 improve our product, Town & Country Homes reserves the ~ight to cha~e floorplans and elevation specifications when necessary. All renderings, floorptans and maps are artist's conceptions and are not intzmded to be an expect depiction of eider tile homes or landscaping. DATE RECEIVL... F oxqjcrro l-'lltts C,I. UDI'Kn~¢ .Sert¢$ The Woodbridge 2993 SF A two-story home featuring four bedrooms plus den, 2-1/2 baths, attached three-car tandem garage, 9-foot first-floor ceiling, and partial basement. CLASSICAL ELEVATION COLONIAL ELEVATION Foxford Hills. Clubhouse Se'r/es The Woodbridge 2993 SF First Floor Second Floor COLONIAL REVIVAL ELEVATION FRENCH ELEVATION 1st Floor Features · Entry foyer with coat closet · Formal living room · Formal dining room with butler's pantry · Formal den · Kitchen with breakfast bar island counter and storage pantry · Dining nook ° Walk-in pantry closet · Family room with two-story volume ceiling ° Powder room · Laundry room with walk-in closet 2nd Floor Features Master bedroom suite with walk-in closet and Ultra master bathroom featuring separate shower and soaking tub, double- bowl vanity, linen doset and private water closet · Three additional bedrooms, two with walk-in closets and one with wardrobe closet · Additional full hall bath with compartmentalized water closet · Hall linen closet Additional Possibilities · Full basement (partial basement is included with this home) · Walkout ly&~ement, per homesite location · Gourmet kitchen · Volume ceiling in master bedroom, per elevation · Family room fireplace · Family room fireplace with media center options In an effort to continuously improtg our product. Tottn & Country Hoanes reserves tile right to ck'mge floo~plans and elevation specifications when necessary. All re~wk, ringL floorplans and ,naps are artist's conceptions and are not intemJed to be an exact depiction of either the homes or landscaping. t~oxIora titus -- bluOttouse 3e'aes The Inverness 3059 SF A two-story home featuring four bedrooms plus den, 2-1/2 baths, attached three-car tandem garage, 9-foot first-floor ceiling, and partial basement. COLONIAL ELEVATION COLONIAL REVIVAL ELEVATION GEORGIAN ELEVATION FRENCH ELEVATION Foxford Hills, Clubhouse Series The Inverness 3O59 SF First Floor Second Floor 1st Floor Features · Entry foyer with two-story volume ceiling · Formal living room with two-story volume ceiling · Formal dining room · Den · Family room · Kitchen with storage pantry and island counter · Dining nook · Butler's pantry · Walk-in storage pantry · Laundry room with coat closet · Hallway coat closet · Powder room 2nd Floor Features · Master bedroom suite with dual walk-in closets and Ultra master bathroom featuring separate shower and soaking tub, separate his-and-her vanities, linen closet and private water closet · Three additional bedrooms with wardrobe closets · Additional full hall bath with linen closet and compartmentalized water closet Additional Possibilities · Full basement (partial basement is included with this home) · Walkout basement, per homesite location · Additional bedroom in lieu of living room volume ceiling · Gourmet kitchen · Volume ceiling in master bedroom, per elevation · Family room fireplace · Family room fireplace with media center options In an effort to continuously improve our product, Town & Count~ Homes reser~s the ~ght to change floorphns and e/etut/on spedfw_adons uJnen necesuu'y. A//render/nas, floorp/ans and maps are artist's concept/ohs and are not intended to be an exact depk'tion of either the homes or lan&c~ing. Fox'ford Hills Clubhouse Ser/es The S tonyhurst 3298 SF A two-story home featuring four bedrooms plus den, 2-1/2 baths, attached three-car garage with additional storage space, 9-foot first-floor ceiling, and partial basement. COLONIAL ELEVATION VICTORIAN ELEVATION COLONIAL REVIVAL ELEVATION FRENCH ELEVATION Foxford Hills, Clubhouse Ser/es The S tonyhurst 3298 SF First Floor i F,~t'llLT DEN Second Floor 1st Floor Features · Entry foyer with volume ceiling and coat closet ° Formal living room · Formal dining room · Butler's pantry with additional storage pantry · Kitchen with island counter, pantry cabinet and work area desk · Dining nook · Family room · Den · Powder room · Laundry room with coat closet 2nd Floor Features · Master bedroom suite with dual walk-in closets and Ultra master bathroom featuring separate shower and soaking tub, double- bowl vanity, linen closet and private water closet · Three additional bedrooms, two with wardrobe closets and one with walk-in closet · Additional full hall bath with compartmentalized water closet · Hall linen closet Additional Possibilities · Full basement (partial basement is induded with this home) · Walkout or lookout basement, per homesite location · Bedroom and full bath in lieu of den and garage storage space · Bonus room (over garage) · Master bedroom retreat (over garage) · Jack 'n' Jill bath and additional private Bedroom 2 bath · Gourmet kitchen · Volume ceiling in master bedroom, per elevation · Family room fireplace · Family room fireplace with media center options · Master bedroom fireplace In an effort to conrinuot61y improt~ our product, T0u~ & Country Homes reserves the right to change floowlans and elet,ation specifications vdaen necessary. A//re~tdenngs, fioorp/am and maps are artist's conceptions a~ are not inte~uIed to be an exact depiction of either the homes or la~,dscaping. FoxJord Hills- Clubhouse Ser/es The Abbeydale 3447 SF A two-story home featuring four bedrooms plus den and master bedroom sitting room, 2-1/2 baths, attached three-car tandem garage, 9-foot first-floor ceiling, and partial basement. COLONIAL ELEVATION COLONIAL REVIVAL ELEVATION FARMHOUSE ELEVATION FRENCH ELEVATION Fox'ford Hills Clubhouse Ser/es The Abbeydale 3447 SF First F/oor Second Floor i t t ! 1st Floor Features · Entry foyer · Living room · Dining room · Formal den · Family room with two-story volume ceiling · Kitchen with island breakfast bar counter and storage pantry · Dining nook · Stair tower nook · Laundry room with coat closet · Hallway coat closet · Powder room with linen closet 2nd Floor Features · Master bedroom suite with private sitting room, walk-in closet and Ultra master bath- room featuring separate shower and soaking tub, separate his- and-her vanities, linen doset and private water closet · Hall loft area · Hall linen closet · Three additional bedrooms with wardrobe closets · Full hall bath with linen closet and compartmentalized water closet Additional Possibilities · Full basement (partial basement is induded with this home) · Walkout basement, per homesite location · Bonus room in lieu of family room volume ceiling · Additional second-floor · Gourmet kitchen · Volume ceiling in master bedroom, per elevation · Family room fireplace · Family room fireplace with media center options · Sitting room fireplace with media center in an effcra to continuousl~ improve our product, Town & Coutu~ Homes reserves ~ ~ight to ct,ange floo~ns and elevation specifications when neces~aDI. All render/ngs, floorplans and maps are artist's conceptions and are not intended to be an exact depiction of eitfier the homes or landscaping. Pox]ora Hilts -- ~Zlubhouse Series The Kingswood 3761 SF A two-story home featuring four bedrooms plus den and master bedroom sitting room, 2-1/2 baths, attached oversized three-car tandem garage, 9-foot first-floor ceiling, and partial basement. NEO-CLASSICAL ELEVATION GEORGIAN REVIVAL ELEVATION GEORGIAN ELEVATION AMERICAN FOUR-SQUARE ELEVATION Foxford Hills- Clubhouse Series The Kingswood 3761 SF First Floor i I F,N'qlL¥ / LI¥1NG i i DEll ROCr'l Second Floor 1 st Floor Features 2nd · Entry foyer with volume ceiling · · Formal living room · Formal dining room with butler's pantry · Formal den · Family room with volume ceiling · Dual stairway · Kitchen with island breakfast bar · counter and pantry cabinet · Dining nook · Hallway coat closet · Powder room · Laundry room with coat closet Floor Features Master bedroom suite with private sitting room, dual walk-in closets and Ultra master bathroom featuring separate shower and soaking tub, his-and- her vanities, linen closet and private water closet Three additional bedrooms with wardrobe closets Full hall bath with compartmentalized water closet and linen closet Additional Possibilities · Full basement (partial basement is included with this home) · Walkout basement, per homesite location · Bedroom and full bath in lieu of family room volume ceiling · Bonus room in lieu of family room volume ceiling · Jack 'n' Jill bath and additional private Bedroom 2 bath · Gourmet kitchen · Volume ceiling in master bedroom, per elevation · Living room fireplace · Family room fireplace · Family room fireplace with media center options · Sitting room fireplace with media center options In an effort to continuously improte our product, Town & Comury Hc~nes reserves dte r/grit to change floorphns ~ elevation specifications when necessary. A//re~u~ermgs. floorplans mu] nmps are artist's conceptions and are not inoanded to be an exacx depiction of either the homes or landscaping. MEMORANDUM TO: Mayor & City Council FROM: Rebecca Haug, Environmental Technician DATE: June 16, 2004 SUBJECT: Wetland Conservation Act Decision- Trout Brook Estates WCA 04-05 Proposal - The developer of Trout Brook Estates is proposing to fill 83,073 sq ft of Type 1, 2, and 3 wetlands for construction of public streets through the project, a stormwater pond and small portions of lots. The Technical Evaluation Panel (TEP) for the City of Elk River reviewed the proposal and found both the filling and replacement plan acceptable. The replacement plan consists of 84,000 sq ft of New Wetland Credit and 84,000 sq ft of Upland buffer. The new wetland will be created adjacent to the existing wetland on the site. A map showing the filling and replacement is attached to this memo. The TEP looked at this plat several times and worked with the developer to reduce the amount of wetland impacts. There are a number of shallow excavated channels on this property that will be filled. Since these channels have been disturbed, reed canary grass (an invasive wetland species) has taken over and the TEP determined that the wetland replacement would provide improved wetland functions and values by replacing the reed canary grass with native species. The developer also reduced and/or removed lots to avoid wetland impacts. The sizes of some building pads were reduced, a boardwalk was placed across a wetland, and retaining walls were used to reduce the impacts. FINDINGS Pioneer Engineering prepared a Wetland Replacement Plan Application for the property dated April 1, 2004. The Technical Evaluation Panel reviewed the replacement plan on April 8, 2004 and May 5, 2004. Combined notification of the proposed filling and replacement plan was mailed out to the appropriate govermrtental agencies on April 5, 2004. The comment period ended April 23, 2004; however, TEP comments were implemented into a revised Wetland Replacement Plan for the property. The Technical Evaluation Panel found the proposed wetland filling and wetland mitigation plan application dated June 8, 2004 acceptable under the rules of the Wetland Conservation Act with the stipulations listed below. RECOMMENDATION Staff recommends approval of the filling and mitigation plan for this project with the following stipulations: 1. A restrictive covenant and drainage and utility easement be recorded over the mitigation and buffer areas. 2. The Developer's Agreement for the project includes language that places the responsibility for the success of the wetland mitigation on the developer. 3. The letter of credit, which covers the public improvements associated with the project, also includes the cost of the mitigation work. e 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 the release of the portion of the letter of credit that covers the cost of the mitigation work. Wetland Replacement Plan Wetland Conservation Act Trout Brook Estates Elk River, Minnesota June 28, 2004 Introduction and Background In November 2001, Aquatic Ecosolutions, Inc. completed the delineation of ten wetlands on the subject property located in the N % of Section 35 and the SW ¼ SE ¼ Section 26, T33N, R26W, Sherburne County. A copy of the wetland delineation report is included in Appendix A. The site is bounded by County Road 13 to the northwest, a single-family subdivision under construction to the south, wetlands flanking Trout Brook to the east and Iow-density residential private properties to the north (Figure 1). The topography is somewhat rolling according to the U.S.G.S. Elk River Quadrangle (Figure 2. The Trout Brook Estates project includes the development of 54 single-family residential lots and 116 duplex lots with internal streets. All of the lots would be developed for single family home construction. On-Site Wetlands Wetlands I and 2 are part of the large wetland complex flanking Trout Brook and are located along the eastern portion of the site. Wetland Basin 3 is located near CSAH 13 at the northern perimeter of the site. Much of the wetland is composed of several apparently excavated channels connecting larger portions of the basin. This basin receives outflow from several large culverts crossing under CSAH 13 from the north. Other portions of the wetland are wooded. Basin 4 is one of the few Type 3 wetlands located on the site. Basin 5 is also a small basin located on the western boundary of the site. It is a Type 2 basin. Basin 6 is a Type 2 basin, a small basin near Basins 1 and 7. WCA Replacement Plan Application Trout Brook Estates June 28,2004 Page 2 Basin 7 is the other Type 3 basin on-site. It is a small basin central portion of the site. Basin 8 is a large semi-wooded basin flanking the southern boundary. It drains through a small outlet to the parcel to the south. Basin 9 is a small Type 2 basin in the central portion of the site. Basin 10 is partially located on the site. It is a semi-wooded basin on the southern boundary of the site. Basin 11 is located off-site. No basins were designated by the Minnesota Department of Natural Resources as Protected Wetlands. Trout Brook was mapped as a Protected Public Water to the east of the site. Detailed information regarding each wetland's type, vegetation composition, soils and hydrology can be found in the wetland delineation report in Appendix A. Project Need and PurpOse The purpose of the project is to provide residential housing opportunities in a highly desirable residential sector of the Twin Cities metropolitan area. A need for additional residential options continues to exist in this market. The site is guided by the City's Comprehensive Land Use Plan for the residential use being proposed. It is located in close proximity to the developed portions of the City of Elk River. Proposed Impacts Seventeen impacts are proposed. Ten of these impacts are proposed strictly for construction of the public streets through the project. These impacts total 19,860 square feet. Two additional impacts are proposed for the construction of streets, a stormwater pond and small portions of 3 lots totalling 28,145 square feet. The 57,080 square feet of impacts occurs within excavated channels that comprise the northwestern part of Basin 3. The third category of impacts include 3,670 square feet for the filling in four locations. These fills average 1,000 square feet per location to provide finished building pads and stormwater ponds. The wetland impact areas are shown on the attached Grading Plan (Figure 3). WCA Replacement Plan Application Trout Brook Estates June 28, 2004 Page 3 Sequencing Avoidance and Minimization The "no-build" alternative would avoid wetland impacts. However, needed housing would not be provided within the rapidly growing northwestern metropolitan market. A "no-impact" alternative would not provide public right-of-way access to much of the site. The existing width of upland corridors that could be used for streets are sometimes too narrow to provide adequate room for the right-of-way. The City of Elk River limits cul-de-sac length to 700 feet as a fire access and safety concern. By not filling within Wetland 8, road access could not be provided to much of the southeastern portion of the site due to the maximum cul-de-sac length. In addition, the two impacts in Basin 3, totaling 54,175 square feet, occur within shallow excavated channels. These basins are disturbed as a result of their excavated nature. Not impacting these basins would leave these channels that have reduced functions and values. We believe that Sequencing Flexibility should apply to these channel areas. Other proposed impact areas are also typically vegetated in reed canarygrass. By avoiding impacts, these basins will remain in spite of the fact that their values are also reduced. Proposed replacement wetlands not only will provide wetlands with improved function and values, but will tie directly into existing medium-quality sedge meadows. These replacement wetlands will convert reed canarygrass-filled upland areas into wetlands vegetated by native species. A no-impact scenario would most likely not provide the opportunity to restore wetland and upland areas that could potentially act as refugia for invasive species to infest these nearby sedge meadows. Typically, impacts to wetlands from house construction are quite narrow. These lots will have no upland backyard between the decks/patios and the slope dropping into the wetland. Therefore, impacts have been minimized. These fills are typically less than 15 feet in width, and individual fills are less than 1,000 square feet. The site has approximately 36.4 acres of wetland. If the 1.3 acres of disturbed channels that are proposed to be filled are deducted, approximately 0.67 acres of wetland fill is proposed in the remaining wetlands. This represents less than 3 percent of the wetlands on the subject site. Roadway alignments were typically located along the midline of upland ridges between wetlands to reduce fill impacts. Street widths were kept to minimum safe widths, as are yard depths that are kept to minimum setback distances. Side slopes were maximized at 3:1 slopes. Some lots have narrower building pads to avoid or reduce the amount of encroachment into wetlands. WCA Replacement Plan Application Trout Brook E~a~s June 28,2004 Page 4 Implementing an avoidance plan would require that extensive road construction would be required to provide access to the site, frequently with only single-sided lot frontages or no lot frontages. Site access is not available from any other directions other than from CSAH 13. By avoiding any fills, the impacts to the channels will be avoided. This represents the biggest source of proposed impacts. However, the City will lose an opportunity to restore the reed- canarygrass-filled wetlands along the edge of the Trout Creek wetlands, in order to preserve the channels. The other proposed impact for a road crossing in wetland 8 is also in an area heavily dominated by reed canarygrass. This plan promotes the preservation of the basic natural configuration of the wetlands, and concentrates the impacts within the disturbed channel areas that receive stormwater flow under County State Aid Highway 13. Avoidance would miss the opportunity to vegetatively restore large areas of Basin 1, which has desirable sedge meadows that may be affected by invasion of reed canarygrass within the same wetland complex. Alternative Sites Alternative sites for the proposed project were not explored in depth since this site will accomplish the project purpose with minimal wetland impact. Further, this site is guided for the proposed use and if this residential development is not implemented, another one is likely to be in the near future possibly resulting in greater wetland impacts. Rectification of Impact No temporary wetland impacts are proposed which could be rectified after project completion. Reduction or Elimination of Impacts Over Time Standard best management practices will be used which will reduce the impact to the wetlands through erosion control measures. Replacement of Unavoidable Impacts The unavoidable wetland impact of 83,703 square feet will be replaced through the implementation of the compensatory mitigation plan outlined below. Compensatory Miti.qation Plan The Wetland Conservation Act requires replacement of drained or filled wetlands at a minimum ratio of 2:1 for the 83,703 square feet of proposed impacts. New Wetland Credit (NWC) of 84,000 (1.93 acres) is proposed for the site. A surplus of 297 square feet of NWC will not be banked. Three NWC areas are proposed for the west and north sides of Wetland 1 in the east-central portion of the property of 43,367 sq. ft., 28,540 sq. ft., 8910 sq.ft, and 3183 sq. ft. (Figure 3). All of these NWC areas are proposed as Type 2 fresh meadows. WCA Replacement Plan Application Trout Bmok E~ates June 28,2004 Page 5 The NWC areas are in an areas mapped as Beltrami fine sandy loam and Talmoon loam according to the Sherburne County Soil Survey (see Figure 5 in Wetland Delineation Report-Appendix A). Initial investigations indicated that the soils at the proposed NWC area have soils with characteristics indicative of a soil in between a Beltrami and the adjacent Seelyeville wetland soils. The Talmoon loam is listed as a poorly drained soil. The NWC area would be excavated to a maximum finished bottom elevation of 907' with an undulating bottom not exceeding 907.5' in Wetland 1, and elevation 912.0 in the NWC next to Wetland 3. The hydrology source of the mitigation wetland will be surface and ground water as it is in the existing Wetland 1. The plan proposed should produce a saturated palustrine emergent (Type 2 inland fresh meadow) wetlands. The created wetland area will be seeded with the wet meadow mix and at the rates described on the Grading Plan (Figure 3). Additional Public Value Credits (PVC) are also being generated through establishment of an upland buffer along the northern boundary of Wetland 1 and at the NWC area at the southeast corner of Wetland 3. These upland buffers are shown on Figure 3 and will measure 37,545 sq.ft., 37,225 sq. ft. and 9,230 square feet respectively. These areas (1.93 acre total) will be used as a portion of the second half of the 2:1 replacement requirement. According to Minnesota Rules 8420.0541 Subp. 6, upland buffers are eligible for an amount of credit not to exceed 100 percent of the replacement wetland credit area. The total replacement wetland credit area for this project will be 168,000 square feet (84,000 square feet of NWC and 84,000 square feet of upland buffer). The buffer area will be planted with the native prairie seeding specifications outlined in Appendix B after final site grading is completed. WCA Replacement Plan Application Trout Brook Estates June 28, 2004 Page 6 The total eligible wetland mitigation credits being generated are outlined in the table below. Table 1. WCA Wetland Credits - Long Acres Mitigation Area Mitigation Acreage Used By To Be Type Project Banked North of Wetland 1 NWC 1.00 acre 1.00 acre 0.0 acre (east basin) North of Wetland 1 NWC 0.66 acre 0.66 acre 0.0 acre (west basin) South of Wetland 1 NWC 0.05 acre 0.05 acre 0.0 acre Southeest of Wetland 3 NWC 0.22 acre 0.22 acre 0.0 acre Buffer at Wetland 1 PVC 1.71 acre 1.71 acre 0.0 acre Buffer at Wetland 3 PVC 0.22 acre 0.22 acre 0.0 acre TOTAL 3.86 acres 3.86 acres 0 acres Monitoring The mitigation monitoring requirements outlined in the Wetland Conservation Act will be followed. These requirements (per Minn. Rule 8420.0620) are as follows: 1) 2) 3) 4) 5) Description of the project location, size, current wetland type (Cowardin classification), and desired wetland type (goal). A comparison of the as-built specifications versus the design specifications (first annual monitoring report only) and a rationale for significant changes. Hydrology measurements: seasonal water level elevations or areal coverage measurements during the period April through October. A map of plant communities within the boundaries of the replacement site, including hydrologic indicators observed. Color photographs of the project area taken any time during the growing season. Annual mitigation monitoring reports will be submitted to the City of Elk River as required in its replacement plan approval. TYLER STREET TO BE '1,, i RE-ALIGNED BY OTHERS / / / / / / ~. Rriscilla':',,,2 rocek ', -: . .' -,,,,1 '"-.'..;:; / SHAKOPEE, MINNESOTA $§379 : ~LK RIVER £1ev.=911~,60 I FAF MS I ~":b~,~ ~-~ t~e ~o~ of the St~ ~f uin~to~ I~. #o. l~eO. Oote 3/2~/04 D.R. Horton. ~ 3./~/~ SHEET 8700 13TH AVENUE EAST ~AKOPEE. MINNESOTA 55379 ELK RIVER