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6.5 PCSR 03-22-2016Request for Action To Item Number Planning Commission 6.5 Agenda Section Meeting Date Prepared by Public Hearings March 22, 2016 Zack Carlton, Planning Manager Item Description Reviewed by Paxmar — Miske Meadows Chris Leeseberg, Senior Planner ■ Conditional Use Permit to Establish Planned Reviewed by Unit Development, Case No. CU 16-02 ■ Preliminary Plat for Miske Meadows (formerly River Park), Case No. P 16-02 Action Requested Recommend denial, by motion, the Conditional Use Permit (CUP) request to establish a Planned Unit Development (PUD) named Miske Meadows for the following reasons: 1. The application does not satisfy requirement #8 for approval of a PUD. Recommend denial, by motion, the Preliminary Plat request for Miske Meadows for the following reason: 1. Without approval of the CUP, condition #1 for approval of a preliminary plat is not met. The Planning Commission may also recommend approval, or table the items to provide the applicant additional time to revise the proposal. Direction for desired revisions should be provided if the item is tabled. Background/Discussion Paxmar is proposing to continue development of the plat previously named River Park, which was first approved in 2004 with a mix of single-family lots and townhome lots for 4 and 8 units. The 2004 plat included 317 single-family homes, 173 townhomes, Twin Lakes Elementary School, and a city owned lot identified for use as a fire station. To date, 37 single-family and 32 townhome units (five buildings) have been constructed. Site Plan The road network and general configuration of the development is largely unchanged from the previous plat. However, the largest changes are seen in changes to lot/building types and sizes. The developer owns approximately 96 acres of the undeveloped portions of River Park. This area previously included 10 4 -unit townhome buildings (40 units) and 185 single-family lots (225 total). The current proposal includes 73 detached townhome units on lots ranging in size from 44 feet wide to 55 feet wide and 168 single-family lots between 65 feet and 75+ feet wide (241 total). The undeveloped areas not included in the current application are owned by Lennar. Access across the Lennar parcels is not proposed to change, and utility connections were previously stubbed in at the proposed road crossing locations. The connection (shown as 190th Ave) to County P I w E I E I I r Template Updated 4/14 ATURE Road 40 is proposed to move from a point in line with 189" Ave to the current location. Paxmar has been in contact with the county highway department and they are comfortable with this change, but require construction of a dedicated turn lane. The county road connection and turn lane will be constructed with the first phase of development. Housing and Parcel Types The currently proposed developable area had been approved for 185 single-family homes and 40 4 -unit townhomes. The majority of the single-family lots, 83 percent, were 75 feet or larger in width with homes varying in size between 1,280 and 2,337 square feet. The current site plan includes 168 single-family lots and 73 detached townhome lots, which are similar to the homes recently constructed in Kliever Lake Fields and West Oaks. The single-family lots range between 65 and 75 feet in width, and the detached townhome parcels are between 45 and 55 feet wide. The ratio of larger 75 foot wide lots was reduced to 45 percent of the 168 single-family lots. Previous detached townhome projects have included an overall decrease in density from previously attached to detached units. Kliever Lake Fields and West Oaks both experienced a decrease in density, and much of the access for the smaller lots (40 to 50 feet wide) was provided via private streets. The current proposal nearly doubles the number of townhome units and all access will be from public streets. Staff is comfortable with some increase in density, for example converting all 40 attached townhome units to 40 detached units and increasing the number of 65 foot wide single-family lots. The housing market has seen a shift, and smaller detached style townhome units have seen an increase in demand. These types of units supply an affordable option for families looking to downsize, or an alternative to traditional single-family homes. However, staff has concerns with the size and configuration of the proposed smaller lots, including the quantity, availability of on street parking, driveway spacing, and snow storage. With the possibility of a 20 foot wide driveway every 45 feet there is not much space left to be dedicated to parking and snow storage. This is further reduced with the inclusion of mail boxes, fire hydrants, and other utilities. Design Standards To mitigate impacts from an increase in density, staff is recommending additional building design standards and facade treatments to provide variations in appearance throughout the development. Variations shall include a combination of building color, roof styles, material types, material styles, etc. The frequency that a given style or color can occur will be included in the PUD agreement if a recommendation of approval is made. Staff will continue to work with the developer to create a landscape plan that compliments the different housing types and improves neighborhood aesthetics. A standard planting plan for detached townhome units will be included in the PUD agreement if a recommendation of approval is made. Environmental An updated wetland delineation on some of the existing basins will need to be completed as the previous delineation has expired. The delineation will also help identify what mitigation, if any, is left to be completed. The applicant has applied for review from the Technical Evaluation Panel (TEP), and will continue to work with the Environmental Technician to ensure compliance with all environmental requirements. N:ADepartments\Community Dcv-cIopment\Planning\Case hiles\P\P 16-02 Miske Meadows\P 16-02 SR PC 3-22-2016 Paxmar - Miske Meadows.doex City ordinances require a 25 foot wetland buffer strip around all delineated wetlands and ordinary highwater marks for stormwater pods. No structures or alterations/maintenance to vegetation are allowed in the buffer strip. There is also an additional 20 foot wetland buffer strip setback from the 25 foot buffer strip, for a total structure setback of 45 feet from wetlands and stormwater ponds. Recent practice has been to require a 45 foot easement around the edge of all delineated wetlands and the stormwater ponds. The easement is to prevent placement of structures, including sheds and retaining walls, within the required 45 foot setback. Property owners can maintain vegetation (lawn) in the 20 foot wetland buffer strip setback. The property lines are proposed to stop at the 25 foot wetland buffer strip to reduce the chance of disturbing those areas. Engineering and Stormwater Staff is comfortable with proposed changes to the overall street layout. The connection of Lincoln Street between Miske Meadows and the adjacent plat is shown on the plat and would be constructed during the third phase of development. The connection provides alternative routes for residents of the Sunset Ridge area, improves connectivity for vehicular and pedestrian traffic, improves access for emergency vehicles, improves service vehicle traffic patterns (garbage and plow vehicles), and establishes the right-of-way for future utility connections. The Miske Meadows project will impact traffic in the city, and the impacts were studied as part of the environmental review done for River Park. The study identified a number of changes to the road network beyond the development. The changes included a re -alignment of Clevelend Ave to intersect Twin Lakes Road perpendicularly, pave Cleveland between Twin Lakes Road and County Road 12, and add a bypass lane to County Road 12. These improvements have been completed and staff believes the previous traffic study is still relevant for the current proposal. According to traffic counts sourced from MNDOT traffic along Twin Lakes Road has not substantially changed since 2003. The average daily traffic counts for the segment of road nearest the proposed development decreased from 5,600 to 5,400 vehicles per day. The River Park plat identified a connection across Trout Brook between River Park and Twin Lakes Estates. When the project was reviewed as once complete project, connections between developments, county road access, and additional traffic and circulation requirements were discussed. Paxmar does not currently own the land near the Trout Brook and the connection is not included in the current scope of work. However, when the land is developed, the connection will be the responsibility of the developer. There was some discussion regarding cost sharing between current property owners, however improvements included with this development are not proposed for cost sharing and the connection across Trout Brook will be the future developers' responsibility. Stormwater staff have been in contact with the applicant to address remaining concerns with the drainage and stormwater plans. If a recommendation of approval is made, staff approval of the drainage plans should be included as a condition. Parks The general location of the park on the original River Park plat is not proposed to change. A portion of the park is included in the current plans and the remainder will be included when the remaining property owners plat. N:ADepartments\Community Development\Planning\Case Files\P\P 16-02 Miske Meadows\P 16-02 SR PC 3-22-2016 Paxmar - Miskc Mcadows.docx Additional park improvements and trails are proposed beneath the power lines and around wetlands in the south portion of the site. The proposed park location and general trail connections are identified in the Parks and Recreation Master Plan. The Parks and Recreation Commission reviewed the park and trail locations and recommended a pro- rated park dedication rate for the developable areas. Credit will be given for the park, approximately 25% of the dedication requirements will be satisfied with the park, and the remaining value will be satisfied via cash dedication. The city's park dedication rates are currently under review, and the final value will be determined when final plat is reviewed. Phasing The applicant includes a preliminary phasing plan which shows the first phase of the project as south of Twin Lakes Elementary and along Cleveland Ave. The first phase includes approximately 40 detached townhome lots, and 18 single-family lots. The developer is planning to begin construction of this first phase in the spring of 2016. Subsequent phases are identified in attached plans and described in the applicant's narrative. Standards for Approval Planned Unit Development (PUD) City ordinance section 30-1564 outlines the requirements for approval of a PUD. Land will be -oned into the PUD ,oning district only upon approval of a concept plan for the PUD, pursuant to the procedure set forth in this section. A PUD will be authoritied on land in a PUD -oning district only upon issuance of a conditional use permit, pursuant to the procedure set forth in this section. Re -zoning is not required. The property was zoned PUD as part of the River Park Project. The plans submitted by the applicant will be used to review the new project. 2. The uses allowed in a PUD shall be limited to land uses consistent with the city's comprehensive plan and land use map, and to those uses identified in the concept plan for the PUD ,oning district and the conditional use permit for the PUD. The comprehensive plan guides this area for urban residential uses with a maximum density of 8 dwelling units per acre and an average density of 3 to 4 dwelling units per acre. After removing the non -buildable areas, the average density of the development is approximately 3.5 units per acre. The comprehensive plan also guides this area for single-family and detached townhome style units. The PUD proposal is consistent with the comprehensive plan. 3. The area of land to be included in a PUD shall be in uniform control of the applicant. The remaining undeveloped portions of the River Park development are owned by the applicant (Paxmar) and Lennar. The land within the current PUD application is in uniform control of the applicant. The remaining property owned by Lennar does not appear to be impacted by the proposed development, and the ability to develop the remaining land according to the River Park plat has been preserved. 4. APUD shall be designed to form a desirable unified environment within its proposed boundaries, including uniform design elements, landscaping lighting and signage. N:ADepartments\Communit} Development\Planning\Case Files\P\P 16-02 Ntiske Meadows -\P 16-02 SR PC 3-22-2016 Paxmar - N iske Nleadows.docx The wide range in housing types, ranging from narrow 45' lots to larger single-family lots does form a desirable unified environment throughout the development. The transition between housing types typically occurs in the back -yard areas with one single-family unit bordering, in some locations, two detached townhome units. Building designs will generally be consistent with varied facade treatments and color pallets provided throughout the development. 5. A PUD shall not cause undesirable impacts on adjacent lands and land uses. In particular, uses on the PUD perimeter shall be compatible with adjacent uses outside the PUD. The proposed PUD is bordered by Cleveland Ave to the east, existing development to the north and west, and undeveloped areas to the south. Detached townhome lots are located along Cleveland Ave to buffer the larger single-family lots at the interior. To the west, the existing Sunset Ridge development is bordered with 75' wide lots, consistent with the River Park plat and providing the least dense unit type. Land uses along the north side of the PUD are part of the original plat and proposed uses range from narrow 45' detached townhome lots to 75' lots. 6. A PUD shall be served by adequate transportation, water, sanitary sewer and drainage ystems. All homes will be served by water and sanitary services. The development includes a number of stormwater ponds and drainage improvements to ensure drainage is managed per city requirements. The current drainage plans require updating, and staff continues to work with the applicant. The PUD is adequately served by existing and proposed transportation networks. Traffic and transportation impacts identified during the previous environmental study remain valid. Required improvements identified in the study (realignment of Cleveland Ave, bypass lane on CSAH 12, and right turn lane on Twin Lakes Road) were completed and a second connection to Cleveland Ave will be completed with the first phase of the project. Staff recommends connecting Miske Meadows to Sunset Ridge to provide alternative opportunities for Sunset Ridge residents, improve emergency service connectivity, improve road maintenance and service routes, and improve pedestrian connectivity. 7. A PUD shall not adversely affect existing or proposed parks, schools, streets or other public facilities. The development includes a new city park and the re -districting of Twin Lakes Elementary took into account the potential for development in the surrounding area. Streets and public utilities are being added to serve the development. 8. The council may establish varied and reasonable lot area, frontage, sideyard, and setback requirements for a PUD and may authoritie a density which it determines to be appropriate under the circumstances. Any permitted density shall be consistent with the city's comprehensive plan and not adversely affect the public health, safety and welfare. The typical lot area, frontage, and setback requirements for the R -1c zoning district, which is the most comparable single-family district, are 11,000 square feet, 80 foot minimum width, and 30 foot front yard setbacks. The side yard setbacks differ, but a minimum of 15 feet between buildings is maintained. The proposal includes four different lot types, all of which are below the R -1c standard. The largest lots are approximately 75 feet wide and 9,750 square feet with 15 feet N:ADepartments\Community Development\Planning\Case Files\P\P 16-02 Nliske Nleadows\P 16-02 SR PC 3-22-2016 Palmar - N iske Meadows.docx between buildings. The smallest lots are 44 feet wide and 5,720 square feet with 10 feet between buildings. Front yard setbacks for all lot types are 25 feet. A PUD is a land use tool that provides the city with an opportunity to vary design standards and flexibility to accommodate unique sites or programs. However, the tool should not be treated as a catch all way to deviate from design standards in order to fit a specific proposal. The original River Park plat included a mix of townhome and single-family units, 40 townhome units were identified in the area currently under consideration, with most of the single-family lots closer to the 75 foot minimum width. The current plat includes 73 detached townhome units (45' to 55' wide lots) and 168 single-family lots with over half of them being near the 65 foot width. To receive the original density bonus, the developers of River Park provided the school district with the land for Twin Lakes Elementary School, and the city a parcel for a future fire station. The current proposal shows an increase in the number of townhome lots and the number of 65 foot wide single-family lots. 9. More than one' ti building may be constructed on a lot within a PUD if authoritied by the council. Unless otherwise permitted by the council, a PUD shall comply with the schedules of dimensional regulations set forth in this article, except that individual lots shall have no less than 80 percent of the minimum area for similar uses. Each principal building will be located on its own lot. Approval of a PUD also requires satisfying all of the conditions for approval of a Conditional Use Permit. Conditions for approval are as follows. 7. Will not endanger, injure or detrimentally affect the use and enjoyment of other property in the immediate vicinity or the public health, safety, morals, comfort, convenience orgeneral welfare of the neighborhood or the city. The project will not detrimentally affect the use and enjoyment of other property in the immediate vicinity. 2. Will be consistent with the comprehensive plan. The project is consistent with the comprehensive plan. 3. Will not impede the normal and orderly development and improvement of surrounding Pa pe The project will not impede the normal and orderly development of the surrounding properties. The proposed configuration of lots, grading, stormwater, and right-of-way alignments maintain the development potential of the surrounding lots. The applicant has spoken with the adjacent property owner (Lennar) to ensure their ability to develop is not restricted. 4. Will be served adequately by and will not adversely affect essential public facilities and services including streets, police and fire protection, drainage, refuse disposal, water and sewer ystems, parks and schools; and will not, in particular, create traffic congestion or interference with trafc on adjacent and neighboring public thoroughfares. The property will be served by city sewer and water. 5. Will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons or pmperty because of excessive traffic, noise, smoke, fumes, glare, odors, dust or vibrations. N:ADepartments\Community Development\Planning\Case Files\P\P 16-02 Miske Itleadows\P 16-02 SR PC 3-22-2016 Paxmar - Miske Meadows.docx The proposed use does not involve activities that would be detrimental to surrounding properties. Expected increases to traffic will be consistent with the environmental review completed as part of River Park plat, and improvements identified by the study have been completed. 6. lY>ill not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. The project will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. 7. Wlill fully comply with all other requirements of this Code,' din any applicable requirements and standards for the issuance of a license orpermit to establish and operate the proposed use in the ciy. The project, as proposed, will fully comply with all other requirements of this code. Preliminary Plat City ordinance section 30-375 outlines the required findings for approval of a Preliminary Plat. 7. The proposed subdivision is consistent with the tinning regulations (article VI of this chapter) and conforms in all respects with all requirements of this Code, including the -on' regulations and this article. The proposed subdivision may only be approved with a recommendation of approval for the associated PUD. Without the PUD the subdivision is not consistent with prior approvals or current zoning regulations. 2. The proposed subdivision is consistent with all applicable general and specialitied cit', count', and regional plans, including, but not limited to, the ci y's comprehensive development plan. The subdivision is consistent with all applicable plans. 3. The physical characteristics of the site, including but not limited to topography, soils, vegetation, susceptibility to erosion and siltation, susceptibility to flooding and drainage are suitable for the ype and density of development and uses contemplated. Staff continues to work with the applicant to finalize drainage calculations and address wetland impacts. The physical characteristics of the site support the proposed development. 4. The proposed subdivision makes adequate provision for water supply, storm drainage, sewage transportation, erosion control and all other services, facilities and improvements otherwise required in this article. Staff continues to work with the applicant to finalize storm drainage concerns. If a recommendation of approval is made, approval of the drainage plans should be included. 5. The proposed subdivision will not cause substantial environmental damage. The subdivision will not cause substantial environmental damage. 6. The proposed subdivision will not conflict with easements of record or with easements established by judgment of a court. The subdivision does not conflict with easements of record. N:ADepartments\Community Development\Plane ng\Cas-e Files\P\P 16-02 Miske Meadows\P 16-02 SR PC 3-22-2016 Paxmar - Miske Meadows.docx 7. The proposed subdivision will not have an undue and adverse impact on the reasonable development of neighboring land. The subdivision will not have an adverse impact on the reasonable development of neighboring land. 8. The proposed subdivision is not premature. A subdivision is premature if any of the following exists: a. Lack of adequate stormwater drainage. b. Lack of adequate roads. C. Lack of adequate sanitary sewer ystems. d. Lack of adequate off-site public improvements or support ystems. The subdivision is not premature as the above conditions have been provided for. In reviewing the standards for approval of a preliminary plat, the proposed project meets the standards, provided the CUP to establish the PUD for Miske Meadows is recommended for approval. Resident Concerns Staff has been contacted by a number of residents in the area with concerns about the connection to Sunset Ridge, lot sizes, and the number of detached townhome units. They are concerned that a connection will increase traffic along Lincoln and Kennedy Streets and have a significant impact to safety in the area, specifically at the intersection of Lincoln and Twin Lakes Road. The concerns regarding the townhome units and increased density stem from a deviation from the previously identified single-family characteristic of the area. The area had been approved for single-family uses, and the area should remain largely single-family. Financial Impact None Attachments ■ Location Map ■ Applicants Narrative dated January 28, 2016 ■ Development Plans received February 12, 2016 ■ Building Elevation and floor plan examples ■ Sample building photographs N:ADepartments\Community Development\Planning\Case Files\P\P 16-02 Miske Meadows\P 16-02 SR PC 3-22-2016 Pax= - Miske N1cadows.docx PAXMARC Miske Meadows (Portions of previously approved River Park) Residential Development Elk River, MN Project Narrative January 28, 2016 5160 Viking Blvd. NW Anoka, MN (763)753-6176 PA YMA R Table of Contents I. Development Team A. Developer and applicant B. Consultants II. Introduction A. Request B. Project Location and Brief Parcel History C. Zoning & Land Use D. Project Description E. PUD amendment F. Development Standards G. Project Phasing III. Natural Resources A. Wetland delineation confirmation B. Soils and Ground Water C. Existing trees D. Storm water planning IV. Landscape Planning V. Public Parks and Trails A. Previously dedicated park areas B. Newly designated trail corridors C. Future connections VI. Traffic review 5160 Viking Blvd. NW Anoka, MN (763)753-6176 PA YMA R 1. DEVELOPMENT TEAM Paxmar is a local owned and operated land development company primarily focused on delivering finished single family lots to builders. For some 30 years now ownership has taken raw ground, performed the land planning necessary with the community, graded the site, installed all utilities, streets and curbs, and sold finished lots to builders. Our mission is to bring livable, responsible, efficient neighborhoods to communities in Minnesota. We are Minnesota based so all our revenue stays in Minnesota. Ownership and key staff have been together since 1996. Each project location is developed as a separate LLC, through the State of Minnesota Secretary of State office. Over 10,000 home site sales have been planned and developed in ways to provide a positive home building and neighborhood experience for the customer. Work has been performed in over 50 different jurisdictions of the greater Twin Cities and St. Cloud area. CONSULTANTS Previous plans were prepared by Schoell & Madson, a consulting group that was acquired by Sambatek, now with headquarters in Minnetonka, MN. Land Planning Surveying Engineering Wetland delineation & Permitting Geotech reports and testing Parks Planning Landscape Architecture II. INTRODUCTION - Paxmar, DJ2DMJ Planning & Sambatek - Sambatek - Sambatek - Sambatek - ITT and Haugo geotechnical - Paxmar & Sambatek - Sambatek A. Request Paxmar, LLC, is requesting the approval to slightly modify the existing PUD design and reauthorize the preliminary plat of 3 parcels that are part of the River Park residential neighborhood. Started by Lennar prior to 2003, these 3 parcels were released back to the underlying land owners, the Miske Family at the height of the downturn in the overall economy which dramatically affected the housing market. The parcels were placed back into agricultural production through last year, and will have many portions still in agricultural production in 2016. 5160 Viking Blvd. NW Anoka, MN (763)753-6176 PAXMARC B. Location and Brief Parcel History and overview In December of 2015, we closed on the parcels from the Miske Family, agreed to have the project named as a legacy to them and have worked with the original consulting firm to reorganize some parts of the plan and reaffirm the land plan of single family detached home sites that was not changing. Due to the lack of formal extension requests to allow the previous preliminary plats to stay in force, the neighborhood requires a "renewal" of the preliminary plat documents to move forward to final construction of the next portion. However, most of the design submitted is substantially similar in buyer profile and home types. Since some of the road layout is changing along with housing product types, a PUD amendment is required. Lennar Homes of Minnesota and their underlying project LLC entities, still retain ownership of 3 Outlots bearing the River Park Plat Name with 121 previously approved dwelling units. Of that amount, 45 are on Ivanhoe and have had water and sewer services installed for lot widths of 75' and wider. 23 Dwelling units are planned in the far northwest corner of the master plan, also on lots 75' and wider, with ponding partially completed, but no underground utilities. When the sewer was run north for phase one and the elementary school, attached townhomes were also platted. 48 units of housing density and built sewer and water services on those parcels between Ivanhoe Drive NW and Hoover Street NW were let go to lenders and are now owned by others. Those parcels still carry PUD approvals but expired preliminary plats. The Lennar parcels may be referenced in by other reports in portions of various project discussion regarding grading, circulation and permitting but are not part of this specific application. C. Zoning & Land Use Plans are consistent with zoning and land use for a residential neighborhood. No change to land use is proposed, but minor reorganization of lot lines and product mix creates PUD amendment requirements to accommodate the new housing form. D. Project Description - Master Plan attributes and options for enhancement The River Park Neighborhood was approved with a variety of housing types. Two of the attached types approved are no longer being constructed and their target markets remain under served at this location by conventional housing product types. The first time home buyer served in the 4 and 8 unit attached buildings closest to the school and the 4 -unit empty nester quad homes along County 40 are without a builder option as originally approved in the master plan. New building codes require sprinklers in structures of 3 or more dwelling units, curbing enthusiasm for the larger attached home designs. 5160 Viking Blvd. NW Anoka, MN (763)753-6176 PAXAL4RO Multi -Family equivalent housing type (Detached townhome-narrow lot single familyA We are proposing similar interior square footage opportunities in two detached housing options on +/- 45' wide and +/- 50' wide lot types, both with association maintained grounds, similar to the original master plan, but with less private infrastructure to pay for in upkeep and HOA budget reserves. There are 60 dwelling units proposed in this style. Single Family lots- 194 home sites The majority of the three outlots is in the similar single family lot in widths for review purposes of 55' wide, 65' wide to 69'; 70' to 75'; and 75' and wider. All the single family lot widths support a variety of home styles and sizes. The 65' can support the same size home as the wider lots, but may not be able to have garage expansion options to the side as easily as wider size lots. All have the same front and side yard setback distances. All these SF homes are not in an association. Similar to the original PUD, the larger width homes are on Ivanhoe and along the westerly perimeter of the land plan. The middle and southern portion of the master plan have the greatest variety of lot sizes. Since the appraisal part of home mortgages have not consistently provided an increase in value for home buyers on larger lots, (appraise based on home SF and options of the home) the primary benefit of these slightly narrower lots is to offer less land to maintain and buyer choice based on street location. Those that want a sidewalk can find that option. Those that desire a bigger yard can find that. We have several lots that provide back yard trees, some on parks and some on ponds. It is a design of choices. E. PUD amendment The original plan of record has several areas that are no longer allowed in the exact same location. These require an amendment to be recognized and as a result, the preliminary plat requires a new vote to authorize the lot configuration. Key elements of amendment are: 1. The attached buyer profile is provided for in two detached townhome/narrow single family lot style product types along Edison Street in Phase 1 and Ivanhoe Drive in Phase 3. They provide similar interior square footages, similar exterior maintenance and lot sizes, and an association. 2. The County 40 Access point needs relocation due to the previous plan location being at the wrong sight lines after reconstruction of the road and bike path. The proposed location on our plans for 190th Ave. is in an approvable safe location. 3. The details of stormwater pond design changed from the original plans to today's standards. These change the setbacks from pond edges to buildable areas of a home pad. As a result, the lots on the portions of Fillmore Street, 188th, 189th and Grant street all 5160 Viking Blvd. NW Anoka, MN (763)753-6176 PAXM4RC forced road alignment changes which need to be recognized as part of the PUD and Preplat votes for amendment. 4. The boundary of the plat adjacent to the KR Farmland parcel to the SE now recognizes a coordinated street, ponding and grading plan. This new coordinated plan relocates the Cul de sacs of the original plan to the north edge of the steeper slopes and will create a third access to County 40 at an approvable location for the future. Due to the City's new pond buffer setbacks, running a "frontage" style road along County 40 the length of the project is not a natural resource sensitive design to the future plans. 5. The amount of land in lots versus community park or trail corridor under the power lines recognizes the benefit of a trail corridor and preserves views from the highest points on site for the benefit of all residents. The platting into park requires the PUD amendment. 6. Increased ponding at the south end of the site may render the need for a road connecting 188th Lane and 188th Avenue as less important, but trail connections still can provide options for water line looping back to County 40. F. Development Standards No changes to housing standards are proposed, but removal of attached housing types, their required private driveways and infrastructure and higher resulting HOA dues are removed. The side yard setbacks for single family lots are the same, but 5'-5' side yard setbacks are proposed as minimums for the two narrower lot types that are new to the master plan. Covenants to prohibit the exact same color scheme from being immediately next door on the single family lots will be created. Ponds are now placed in Outlots for public works benefit which results in total lot areas at lot sale becoming slightly smaller than prior styles of plats, which included the areas of lots into ponds. G. Project Phasing Phase one will be the extended connection of Edison Street from current 191St Avenue into the school and neighborhood to proposed 190th Avenue, then west to proposed Fillmore, then north and west to 191St Street extended. Both streets are stubbed with right of way, sewer and water lines. A new turn lane will be pursued for construction as a second access into the development. As proposed, this will be about 79 new home sites in four different widths (submarkets). The balance of the neighborhood can be added in 24 to 40 -unit street extensions. The portion of the plan adjacent to Sunset Ridge Plat is not planned for phase one, but will be graded as part of phase two. While Lincoln street is proposed to be dedicated as a 5160 Viking Blvd. NW Anoka, MN (763)753-6176 road extension, there are no plans to build a street over the road dedication, only a pedestrian trail for access to Lincoln Street which allows for a deliberate connection to roads and trails to the school and park facilities already built. Park lands will be dedicated as they are properly graded and in the plats they are part of. Presuming there is not another substantial economic shock, a new phase per year is anticipated, allowing use of the southerly park lands by 2020, with all new roads being completed by about 2021. Outlot D of River Park is across Highway 40 and has a small Cul de sac for 65' wide lots. Water and access is available, but sewer is preferred to be part of a larger lift station planned to serve the land to the east when the time is appropriate. It is relevant to plan those lands under similar ownership to manage project certainty and design for the known issues of ponding, public roads, etc. III. NATURAL RESOURCES A. Wetland Delineation confirmation Sambatek has field verified prior boundaries that were plotted previously. Areas in Phase one have concurrence from City regulators for a fill permit to be submitted as a separate action for the required road connection of Edison. Mitigation is provided for on site. Wetlands on Phase III lands between proposed Johnson Street and Ivanhoe Drive have been plotted similar to the previous master plan approvals, but will be reviewed in the spring of 2016. They were farmed as permitted over the last several years and will have a recertified boundary assigned by the City as part of a separate review. That boundary will only confirm the setbacks to wetland impacted the proposed lots to the north. That boundary does not affect buildability, only lot pad size. B. Soil and Groundwater The soils are free draining fantastic for home building, may have several zones capable of crushing on site for road base to minimize import trucking near existing home sites and will allow for infiltration per current goals of water resource planning. Groundwater recharge is enhanced from prior calculations, but is substantially similar to the previous master plan. Most of Phases one to four drain to the north, the balance to the south. C. Existing Trees Existing tree cover exists throughout the phase three lots of Johnson and Ivanhoe Drive. Back yard areas will be preserved for quality with trees in the road and front yards through home pads removed per City standards. Deadfall will be removed. Fill of about 5' over existing ground elevations is required on Johnson Street to provide proper 5160 Viking Blvd. NW Anoka, MN (763)753-6176 PAXA14RC drainage. This is not as significant a fill as was previously planned. While this stand is in decline, the new urban forest will complement in future size and add a projected 82 new trees at a minimum of 2 per new housing unit. As many Elk River new residents do, they then add several new trees over and above what they have installed upon the completion of a new home. D. Storm water Planning Outlots are planned for public works oversight and monitoring, a significant platting shift from the original master plan. As currently proposed, about 9.5 acres is in ponds and combinations of pond/wetland for stormwater planning. This is about 10 % of the site total land. This is a preferred design alternative for inlets and outlets of piping and to manage the pond edges as municipal standards evolve. Areas of treatment are handled through sump manholes, to infiltration areas in the overall pond, then to larger storage and storm bounce areas. Openings into home basements are protected via emergency overflow designs and height similar to the previous master plans. These can best be highlighted by engineer submittals through the City Engineer. IV. LANDSCAPE PLANNING With an average of 2.5 new trees per dwelling unit, the 256 new home sites will provide at least 640 new trees at project initial completion. The area east of Edison home sites will have plantings between County 40 and the new homes to create greater privacy in time. These will be maintained by the HOA. Plans are designed by the Landscape Architecture team at Sambatek and will include suggestions for foundation plantings at the detached townhome dwellings and along the park trail corridor. See detail plans. V. PUBLIC PARKS AND TRAILS A. Previous lands Area was designated at the very south of the project masterplan. These remain, are part of the land versus cash dedication conversation in a development agreement, and will be dedicated once grading is completed, or at a specified time in a future phase adjacent to the parcel. The likely size of new land dedication is about 2.1 new acres, or about 2.2% of the project area. We would propose to regrade, respreads topsoil and reseed to the park grade type chosen. A facility planning request to parks and rec should be created as part of the future detail planning at a final plat for phase III. B. New trail corridors Previous plans chose not to add the high ground between the two power pole transmission lines. We believe this to be a missed opportunity. At 200' wide from the 5160 Viking Blvd. NW Anoka, MN (763)753-6176 PAXAIL4RC north edge of the easement to the south edge of the easement, options for a meandering trail, overlooks and other detail designs for use can occur in the approximate 110 -foot -wide corridor after planning for back yards on lots either side. From a 960 high point to a 920 elevation at the wetland to the east, a great sledding hill exists. As this corridor approached the wetlands to the Southeast, it widens to provide an opportunity for a trail network to surround that 15 -acre complex. In the current submittal, this trail corridor provides 6.8 acres of new open space. This is about 7% of the project total. We are proposing to grade, respread topsoil and seed to the park grade seed type chosen. C. Future Connections To the east, park trails would continue through the wetland complex of the KR Farmland parcel to County road 40 so that by the time all parcels are completed, a complete loop of paved trail could be used to circulate around all dedicated lands and to other parts of the city. If there is a delay for an off road trail along County 40 south of River Park, then inside River Park we project the following system would be complete: 1.4 miles of trails Sidewalks on one side of all streets, about 2 miles Existing parks and sidewalks previously built Future 3/4 mile sidewalks on Lennar portion of Ivanhoe drive to be completed by others The Lennar masterplan created additional neighborhood park space connected to our parcel at the south end of the project plans. The powerline corridor creates an added expansion potential through their land to Ivanhoe Street and potentially to the west. VI. TRAFFIC REVIEW The City previously reviewed all traffic impacts and concluded there were no required perimeter improvements other than what was started in the upgrade to County 40 and the dedication of additional right of way with the first phase plats. The trip generation of the planned lots in Miske Meadows is consistent with the previous EAW findings. We will provide the necessary turn lanes for new project entrances as a condition of project expansion, when the warrants are met. We will require new construction machinery traffic, as feasible, to use the proposed new road access points shown off of County 40. Once built, we expect most of the construction building traffic to use the new entrance points. Future phases west of Ivanhoe will use the existing road network as laid out. 5160 Viking Blvd. NW Anoka, MN (763)753-6176 CONSULTANT CONTACT LIST: DEVELOPER/OWNER PAXMAR CIV IL ENGINEER 5160 VIKING BOULEVARD NW SAMBATEK ANOKA, MN 55303 12800 WHITEWATER DRIVE, SUITE 300 763-753-6176 MINNETONKA, MN 55343 COMACT: TEL 7 63 476 6010 KENT ROESSLER FAX 763476-8532 DON J ENSE N CONTACT: BRIAN JOHNSON, PE SAMBSURVEYOR 12800 WEK M INN WHITEWATE R DRIVE, SUITE 300 MI NN 34766,10 55343 TEL 763-476-6010 FAX 763476-8532 CONTACT: RICK BLOM, RLS SAMBLANDSCAPING 12800 WEK M INN WHITEWATE R DRIVE, SUITE 300 MI NN 34766,10 55343 TEL 763-476-6010 FAX 8532 CONTACT WILLIAM DE W NEV, RLA Preliminary Site Development Plans for Miske Meadows Elk River, Minnesota Presented by: PAXMAR VICINITY MAP NO SCALE Ceertification n Client Project m aetley PAXMAR MISKE MEADOWS, m ELK RIVER, MN rvo2182 '�021 016 Sheet No. Revision C1.01 Project No. PAX 20460 Summary Revision History DesgoedNo.—e e 3 bm D,I,Revso Sambatek rov Apped e11 `• I '- PhareP,EL M I— www.sambatek.com Dawn osv/H H Book,p,ge: Engineering I Surveying I Planning I Environmental LiX I1111:1EJ>snma Preliminary Site Development Plans for Miske Meadows Elk River, Minnesota Presented by: PAXMAR VICINITY MAP NO SCALE Ceertification n Client Project m aetley PAXMAR MISKE MEADOWS, m ELK RIVER, MN rvo2182 '�021 016 Sheet No. Revision C1.01 Project No. PAX 20460 u:NDGDuND co. —e— ccess • FDUNDMDNUMFN. 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PLANTS LEAD OR NO PAYMENT. M^ - � F' \�\ \ ��� P x.svwe ������ CertificatiClient Artml<°a d.on .hl.d ! n..aa PMMAR Project Sheet Title MISKE MEADOWS, PRELIMINARY LANDSCAPE ELK RIVER, MN I PLAN Sheet No. Revision L1.05 Project No. PAX 20460 Summary Revision HistoryIwo Desgoed11,DID, B S bm �I,RevsOR C, Approved:eLL Phare: PRET'HURRY www.sambatek.com WE'D P'E'. Engineering I Surveying I Planning I Environmental Ioal LLunma CertificatiClient Artml<°a d.on .hl.d ! n..aa PMMAR Project Sheet Title MISKE MEADOWS, PRELIMINARY LANDSCAPE ELK RIVER, MN I PLAN Sheet No. Revision L1.05 Project No. PAX 20460 GENERAL NOTES: 1. THECONTRACTOR SHALL INSPECT THE SITE AND BECOME FAMILIAR WITH THEEXISTING CONDITIONS RELATING TO THE NATURE AND SCOPE OF THE WORK. 2. THE CONTRACTOR SHALL VERIFY PLAN LAYOUT AND BRING TO THE ATTENTION OF THE LANDSCAPE ARCHITECT DISCREPANCIES WHICH MAY COMPROMISE THE DESIGN OR INTENTOF THE LAYOUT. 3. THE CONTRACTOR SHALL BE RESPONSIBLE FOR COMPLYING WITH ALL APPLICABLE CODES, REGULATIONS, AND PERMITS GOVERNING THE WORK. 4. THE CONTRACTOR SHALL PROTECT EXISTING ROADS, CURBS/GUTTERS, TRAILS, TREES, LAWNS AND SITE ELEMENTS DURING CONSTRUCTION. DAMAGE TO SAME SHALLBE REPAIRED AND/OR REPLACED AT NO ADDITIONAL COST TO THE OWNER. 5. LOCATE AND VERIFY ALL UTILITIES, INCLUDING IRRIGATION LINES, WITH THE OWNER FOR PROPRIETARY UTILITIES AND GOPHER STATE ONE CALL 48 HOURS BEFORE DIGGING. CONTRACTOR SHALL BE RESPONSIBLE FOR THE PROTECTION AND REPAIR OF ANY DAMAGES TO SAME. NOTIFY THE LANDSCAPE ARCHITECT OF ANY CONFLICTS TO FACILITATE PLANT RELOCATION. 6. THE CONTRACT SHALL COORDINATE THE PHASES OF CONSTRUCTION AND PLANTING INSTALLATION WITH OTHER CONTRACTORS WORKING ON SITE, 7, THE CONTRACTOR SHALL REVIEW THE SITE FOR DEFICIENCIES IN SITE CONDITIONS WHICH MIGHT NEGATIVELY AFFECT PLANT ESTABLISHMENT, SURVIVAL OR WARRANTY. UNDESIRABLE SITE CONDITIONS SHALL BE BROUGHT TO THE ATTENTION OF THE LANDSCAPE ARCHITECT PRIOR TO BEGINNING OF WORK. 8. THE PLAN TAKES PRECEDENCE OVER THE LANDSCAPE LEGEND IF DISCREPANCIES EXIST. QUANTITIES SHOWN IN THE PLANTING SCHEDULE ARE FOR THE CONTRACTOR'S CONVENIENCE. CONTRACTOR TO VERIFY QUANTITIES SHOWN ON THE PLAN. 9. THE SPECIFICATIONS TAKE PRECEDENCE OVER THE PLANTING NOTES AND GENERAL NOTES. 10. EXISTING TREES AND SHRUBS TO REMAIN SHALL BE PROTECTED TO THE DRIP LINE FROM ALL CONSTRUCTION TRAFFIC, STORAGE OF MATERIALS ETC. WITH 4' HT. ORANGE PLASTIC SAFETY FENCING ADEQUATELY SUPPORTED BY STEEL FENCE POSTS 6' O.C. MAXIMUM SPACING. 11. LONG-TERM STORAGE OF MATERIALS OR SUPPLIES ON-SITE WILL NOT BE ALLOWED. 12. CONTRACTOR SHALL REQUEST IN WRITING, A FINAL ACCEPTANCE INSPECTION. PLANTING NOTES: 1, NO PLANTS SHALL BE INSTALLED UNTIL FINAL GRADING AND CONSTRUCTION HAS BEEN COMPLETED IN THE IMMEDIATEAREA. 2, ALL PLANTING STOCK SHALL CONFORM TO THE "AMERICAN STANDARD FOR NURSERY STOCK," ANSI -Z60, LATEST EDITION. OF THE AMERICAN ASSOCIATION OF NURSERYMEN, INC. AND SHALL CONSTITUTE MINIMUM QUALITY REQUIREMENTS FOR PLANT MATERIALS. 3, OVERSTORY TREES SHALL BEGIN BRANCHING NO LOWER THAN 6' ABOVE PAVED SURFACES. 4. ALL PLANTS MUST BE HEALTHY, VIGOROUS MATERIAL, FREE OF PESTS AND DISEASE AND BE CONTAINER GROWN OR BALLED AND BURLAPPED AS INDICATED IN THE LANDSCAPE LEGEND. 5. PLANT MATERIALS TO BE INSTALLED PER PLANTING DETAILS. 6. ALL TREES MUST BE STRAIGHT TRUNKED AND FULL HEADED AND MEET ALL REQUIREMENTS SPECIFIED. 7, THE LANDSCAPE ARCHITECT RESERVES THE RIGHT TO REJECT ANY PLANTS WHICH ARE DEEMED UNSATISFACTORY BEFORE. DURING, OR AFTER INSTALLATION. 8, NO SUBSTITUTIONS OF PLANT MATERIAL SHALL BE ACCEPTED UNLESS APPROVED IN WRITING BY THE LANDSCAPE ARCHITECT. 9. ALL PLANT MATERIAL QUANTITIES, SHAPES OF BEDS AND LOCATIONS SHOWN ARE APPROXIMATE. CONTRACTOR SHALL BE RESPONSIBLE FOR COMPLETE COVERAGE OF ALL PLANTING BEDS AT SPACING SHOWN AND ADJUSTED TO CONFORM TO THE EXACT CONDITIONS OF THE SITE THE LANDSCAPE ARCHITECT SHALL APPROVE THE STAKING LOCATION OF ALL PLANT MATERIALS PRIOR TO INSTALLATION. 10, ALL PLANTING AREAS MUST BE COMPLETELY MULCHED AS SPECIFIED. 11, MULCH: SHREDDED HARDWOOD MULCH, CLEAN AND FREE OF NOXIOUS WEEDS OR OTHER DELETERIOUS MATERIAL, IN ALL MASS PLANTING BEDS AND FOR TREES, UNLESS INDICATED AS ROCK MULCH ON DRAWINGS. SUBMIT SAMPLE TO LANDSCAPE ARCHITECT PRIOR TO DELIVERY ON-SITE FOR APPROVAL DELIVER MULCH ON DAY OF INSTALLATION. USE 4" FOR SHRUB BEDS, AND 3"FOR PERENNIAL/GROUND COVER BEDS, UNLESS OTHERWISE DIRECTED. 12. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL MULCHES AND PLANTING SOIL QUANTITIES TO COMPLETE THEWORK SHOWN ON THE PLAN. 13. USE ANTIDESICCANT(WILTPRUF OR APPROVED EOUAL) ON DECIDUOUS PLANTS MOVED IN LEAF AND FOR EVERGREENS MOVED ANYTIME. APPLY AS PER MANUFACTURER'S INSTRUCTION. ALL EVERGREENS SHALL BE SPRAYED IN THE LATE FALL FOR WINTER PROTECTION DURING WARRANTY PERIOD. 14, PLANTING SOIL FOR TREES, SHRUBS AND GROUND COVERS: FERTILE FRIABLE LOAM CONTAINING A LIBERAL AMOUNT(49 MIN.) OF HUMUS AND CAPABLE OF SUSTAINING VIGOROUS PLANT GROWTH. IT SHALL COMPLY WITH ROBOT SPECIFICATION 3877 TYPE B SELECT TOPSOIL. MIXTURE SHALL BE FREE FROM HARDTACK SUBSOIL, STONES, CHEMICALS, NOXIOUS WEEDS, ETC. SOIL MIXTURE SHALL HAVE A PH BETWEEN 6.1 AND 7.5 AND 10-0-10 FERTILIZER AT THE RATE OF 3 POUNDS PER CUBIC YARD. IN PLANTING BEDS INCORPORATE THIS MIXTURE THROUGHOUT THE ENTIRE BED IN A 6' LAYER AND ROTO -TILLING IT INTO THE TOP 12" OF SOIL AT A 1:1 RATIO. 15, A Y PLANT SOCK NOT PLANTED ON DAY OF DELIVERY SHALL BE HEELED IN AND WATERED UNTIL INSTALL TION. PLANTS NOT MAINTAINED IN THIS MANNER WILL BE REJECTED. 16. ALL PLANTS SHALL BE GUARANTEED FOR TWO COMPLETE GROWING SEASON (APRIL 1 - NOVEMBER1), UNLESS OTHERWISE SPECIFIED. THE GUARANTEE SHALL COVER THE FULL COST OF REPLACEMENT INCLUDING LABOR AND PLANTS. 17, CONTRACTOR SHALL NOTIFY THE LANDSCAPE ARCHITECT AT LEAST 3 DAYS PRIOR TO PLANNED DELIVERY. THE CONTRACTOR SHALL NOTIFY THE LANDSCAPE ARCHITECT AT LEAST24 HOURS IN ADVANCE OF BEGINNING PLANT INSTALLATION. 18. SEASONS/TIME OF PLANTING AND SEEDING: NOTE: THE CONTRACTOR MAY ELECT TO PLANT IN OFF-SEASONS ENTIRELY AT HIS/HER RISK. DECIDUOUS 19, POTTED PLANTS: 4/1 - 6/1; 9/21 - 11/1 20. DECIDUOUS 7B&B: 4/1 - 6/1; 9/21 - 11/1 21. EVERGREEN POTTED PLANTS: 4/1 - 6/1; 9/21-11/1 22. EVERGREEN B&B: 4/1 - 5/1; 9/21 - 11/1 TURF/LAWN SEEDING: 4/1 - 6/1; 7/20 - 9/20 23. NATIVE MIX SEEDING: 4/1 - 7/20; 9/20-10/20 24. MAINTENANCE SHALL BEGIN IMMEDIATELY AFTER EACH PORTION OF THE WORK IS IN PLACE. PLANT MATERIAL SHALL BE PROTECTED AND MAINTAINED UNTIL THE INSTALLATION OF THE PLANTS IS COMPLETE, INSPECTION HAS BEEN MADE, AND PLANTINGS ARE ACCEPTED EXCLUSIVE OF THE GUARANTEE. MAINTENANCE SHALL INCLUDE WATERING, CULTIVATING, MULCHING, REMOVAL OF DEAD MATERIALS, RE -SETTING PLANTS TO PROPER GRADE AND KEEPING PLANTS IN A PLUMB POSITION. AFTER ACCEPTANCE, THE OWNER SHALL ASSUME MAINTENANCE RESPONSIBILITIES. HOWEVER, THE CONTRACTOR SHALL CONTINUE TO BE RESPONSIBLE FOR KEEPING THE TREES PLUMB THROUGHOUT THE GUARANTEE PERIOD. 25. ANY PLANT MATERIAL WHICH DIES, TURNS BROWN, OR DEFOLIATES (PRIOR TO TOTAL ACCEPTANCE OF THE WORK) SHALL BE PROMPTLY REMOVED FROM THE SITE AND REPLACED WITH MATERIAL OF THE SAME SPECIES, QUANTITY, AND SIZE AND MEETING ALL LANDSCAPE LEGEND SPECIFICATIONS. 26. WATERING: MAINTAIN A WATERING SCHEDULE WHICH WILL THOROUGHLY WATER ALL PLANTS ONCE A WEEK. IN EXTREMELY HOT, DRY WEATHER, WATER MORE OFTEN AS REQUIRED BY INDICATIONS OF HEAT STRESS SUCH AS WILTING LEAVES. CHECK MOISTURE UNDER MULCH PRIOR TO WATERING TO DETERMINE NEED. CONTRACTOR SHALL MAKE THE NECESSARY ARRANGEMENTS FOR WATER. TURF NOTES: TURF ESTABLISHMENT SHALL BE ACCOMPLISHED IN ACCORDANCE WITH THE PROVISIONS OF THE MN/DOT 2105 AND 2575 EXCEPT AS MODIFIED BELOW: 1. ALL AREAS TO RECEIVE SOD SHALL ALSO RECEIVE 6" OF TOPSOIL PRIOR TO INSTALLING SOD. TOPSOIL SHALL BE FREE OFTREE ROOTS STUMPS BUILDING MATERIAL ANDTRASH AND SHALL BE FREE OF STONES LARGER THAN 1 }" INCHES IN ANY DIMENSION. 2, WHERE SOD ABUTS PAVED SURFACES, FINISHED GRADE OF SOD/SEED SHALL BE HELD 1" BELOW SURFACE ELEVATION OF TRAIL, SLAB, CURB, ETC. 3, SOD SHALL BE LAID PARALLEL TO THE CONTOURS AND SHALL HAVE STAGGERED JOINTS. ON SLOPES STEEPER THAN 3:1 OR IN DRAINAGE SWALES, SOD SHALL BE STAKED SECURELY. 4. TURF ON ALL OTHER AREAS DISTURBED BY CONS RUCTION SHALL BE RES GRED BY SEEDING, MULCHING AND FERTILIZING. SEED MIXTURE NO.25-121 (FORMERLY M,DOT 240) WILL BE PLACED AT THE RATE OF 70 POUNDS PER ACRE. 5, ALL DISTURBED AREAS TO BE TURF SEEDED, ARE TO RECEIVE 4' TOP SOIL, SEED, MULCH, AND WATER UNTIL A HEALTHY STAND OF GRASS IS OBTAINED. FOR SLOPES STEEPER THAN 3:1 OR IN DRAINAGE SWALES INSTALL EROSION CONTROL BLANKET. 5. ALL DISTURBED AREAS TO RECEIVE NATIVE WETLAND SEEDED, ARE TO RECEIVE ENGINEERED SOIL, SEED, MULCH, AND WATER UNTIL A HEALTHY STAND OF GRASS IS OBTAINED. FOR SLOPES STEEPER THAN 3:1 OR IN DRAINAGE SWALES INSTALL EROSION CONTROL BLANKET. DRY INFILTRATION PONDS: 1. MIX 33-261 AT 82LBS/ACRE TO BE PLANTED IN THE POND BOTTOM AND UP 3 FEET FROM THE BOTTOM 2, MIX 35-241 AT 84.5 LBS/ACRE TO BE PLANTED FROM THE 310 TO THE TOP OF POND 3, FERTILIZE AT 10-10-20 AT 400 LBS/ACRE, MULCH TYPE 3 AT 2 TONS/ACRE PLUS DISC ANCHORING 4. USE BLANKET FOR AREAS OF CONCENTRATED FLOW, SUCH AS POND CORNERS OR AREAS WHERE DITCHES CARRY WATER INTO POND - WHEN USED FOR PRETREATMENT THE AREA MUST BE STAKED AND COMPACTION IS PROHIBITED WARRANTY PERIOD. F STAKING 15 REQUIRED BY SITE CONDITIONS, AROUNDCONTRACTOR THODIRI DUN 01 TRMEH INOI CE .'A' TIEE TRU.11 "Ll APPROVAL BY LANDSCGPE T. DE&INSTRCALL RODENT PROTECTION,' UAR1111 RE CLOTH GHIN CILINDEN,�, CIA 11 "'STILL TREE SUIT " "IT FLAIE V 11 11E ATTOP OF THE BERPT FAL, RV.VE '0 L N LEVEL MA NNE, REMOVE BURLAP, THINE, ROPE AND V11IRE HROI TOP HALF 11 111T BILL ..,. DUTCH HNN H SA EDBUILD, D ooNDInONVAaITsucEa BEYOND �D R E x(11 a4'T cove PALTER BALE UNDISTURBED OR u JluBeanOE J CARITY BIND ID IT' OF TREE"E"' DSO rH SPADE BV HAND ��.PLq�TO Rnv O'.ivITn PREvaRED saE N ING DEEPERTHAN ROOT anDIGPLANTINGPITP u of MI Da1111 UNT HEIGHT AccoRDIND TO AnMI 1691 % TAMP 10 L AROUND ROIT BALL BASE FIREASIRITH -T �\ TREE PUANTIN6 DETAIL PRESSURE so THAT ROOT BALL DOES NOT SITrT i 1 I -E.1/1 -1 1 THE ENTIRE BED INSTALL 2 LAfER T w/ """"E"�MULCH, Do NOT PwcE IN APPLY PRE ENSEILE.T 11 TEI EDGE CONDITION VAaIEs RODE �N AND SPECIFICATION 4 HE CE DEEPERITI EAN Y iTHAI TOOT FALL HIT �""'IDES AND ""'I Or LADTNO BED. TH SPADE S �\ SHRUB PLANTING DETAIL urvDlsruaBEO suBOanO 1 1 I -E.1/1 -1 1 Summary Revision History Certification Client Project Sheet Title Sheet No. Revision Sambatek A__ o �e e sNbT �I,Ne .'�° �PeA ttRde.«el =odlo"oI Ie PAXMAR MISKE MEADOWS, PRELIMINARY LANDSCAPE Ph°rePA��M'I R� �� �� www.sambatek.com D-1:116/NRH �- ELK RIVER, MN DETAILS BookIIPE, Thal ssu .oEnsnm6 �,�a�s�a�I Project No. PAX 20460 Engineering l Surveying l Planning l Environmental "rePue4 med,S,M""gnl,, @ St. HENRY FLAN HIM■I I■I I■I I■I I■I I■I I■I I■I 'e�' N ■I I■I■I I■I■I I■I I■I I■I mall .-. ■II■II■II■II■II■II■II■II �i� FLOOR PLANS FUTURE FAMILY ROOM 12'-1' o FUTURE/ GRAUIL•, w 1/2 BATH e a aLAUNDRY.; o.', s SPACE : FUT.' MEGH+ F FOYER Y � ROOM 2 CAR GARAGE LOWER LEVEL ENTRY COVERED PORCH COVERED SIDEWALK TOTAL FINISHABLE SQ. FT, - 1910 MAIN LEVEL $Q. FT. - 138(o LOWER LEVEL SQ, FT. - 584 MAIN LEVEL �a 0 4, .r f t� 1a a i Y e m. r' FE Will y . � i � n x �N SM As O 0. SM As r Mid �ffvk- I -mx TN OVTLO . . D I WRO' I --_ Ts% ,z /�II is II' 5 11 ME m-- 761.00w IS I �I X1,2, , � ri oO I I III \\� / I I�I II� Jill II� I I �i it I ,I I. ==\J ILL Iwl -1I �F \— 92 - 65' Lots ID 39 - 45' Lots \ ■ 76 - 75' Lots =' 34 - 50'+ Lots �\ 241 Total Lots ixiq nor = ?g 5 p 34+ MP TN Presentation by Don Jensen, Land Development Director Paxmar 03-22-16 Molske Meadows PUD Amendment Elk River, IVIN \ - -------------EJ Oc - Inherited PUD ! 4 Circulation Plan \ & Lot Pattern j. ■ �a I No change for proposed lots -Unit type has on street parking available -1st home buyer product type Trail corridor only -Pond rules impact size of cul-de-sac -Larger lot width is less desirable -65' width serves target market Future road shared for lift station access Pond design needs to accommodate new rules Sambatek 763.476.6010 12800 Whitewater Drive, #300 Minnetonka, MN 55343 sambatek.com RP3, LLC RIVER PARK PUD -Quad attached type not working in market -Reimage to detached single family house type for similar market -N -Access does not meet sight line requirements Needs to slide North 1 I. - Mir, Trail network continues South JT F- 7 AW Cooperation with Lennar in progress Road stub may be best accomplished -Power line corridor trail opportunity missed Park area needs facility plan by trail or pipe access only -Overall view and connections to multiple phases Roads need to align , ......... -177 1 NSambatek 763.476.6010 12800 Whitewater Drive, #300 Minnetonka, MN 55343 sambatek.com •• + RP3 LLC •• - •: •. •------ i .` Project MISKE MEADOWS �':_ ♦• • 1•...... • • ( location { • • .�� ELK RIVER MN ♦: !-.-• .-ate. � �� ..0 w . • •• F11iUPE PARK •• • -.---...- 12-28-15 7 ,S =a 51PAMWAT€P N Sambatek 763.476.6010 12800 Whitewater Drive, #300 Minnetonka, MN 55343 sambatek.com RP3, LLC project MISKE MEADOWS location ELK RIVER, MN 12-28-15 F%I•rING �. '�� - � - WATER t� r1 ,ai I 7 ,S =a 51PAMWAT€P N Sambatek 763.476.6010 12800 Whitewater Drive, #300 Minnetonka, MN 55343 sambatek.com RP3, LLC project MISKE MEADOWS location ELK RIVER, MN 12-28-15 F%I•rING �. '�� - � - WATER t� 7 ,S =a 51PAMWAT€P N Sambatek 763.476.6010 12800 Whitewater Drive, #300 Minnetonka, MN 55343 sambatek.com RP3, LLC project MISKE MEADOWS location ELK RIVER, MN 12-28-15 ppl 2=00 4 jff ` + 7 1 1 I I I I I I I + New trails, overlook, and sliding hill to East - - -Park maintenance of area is better resolution r J Lot distance to powerline slopes 'tiF reexamined for better home site ! 2 cul-de-sacs keep grading and transition to wetlands more natural DRAWING LEGEND i TOTAL RESIDENTIAL HOMES: 265 J i ,10k13010T{42 LOTS) , -J 59a130'LOT(60 LOTS) C, A. -. - VQp Road connection resolved - 65"3130' LOT (116 LOTS) - 75'x130'LOT(47LOT51 + SITE DATA OUTLOT A RIVER PARKSECONDADDTTON 19.59ACRE5 OUTLOT O, RIVERPARK SECOND ADDITON 69.I8ACRES - OUTLOTD,RIVERPARK 7.e6ACRES Wetlands and mitigation renewed on a TOTAL BOUNDARY AREA: 96M ACRES 0 MONOMENTSIONS 0 PUBLIC PARK FUTURE NEWNBORNOODCONNECTION 0 PROPOSEDTRNL 0 PONOMAINTENANCE EASEMENT 10 P fA Ip 219 166 Im ppl k Sambatek 763.476.6010 12800 Whitewater Drive, #300 Minnetonka, MN 55343 sambatek.com RP3, LLC project MISKE MEADOWS location ELK RIVER, MN 12-28-15 HOW ROW POW ROW 130' DESIGNED LOT DEPTH m � � RERR REAR - .- 40' 50 65 J NSambatek 763.476.6010 12800 Whitewater Drive, #300 Minnetonka, MN 55343 sambatek.com RP3, LLC project MISKE MEADOWS location ELK RIVER, MN 12-28-15