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6.10. SR 10-16-2000 . City of ~I Elk Item # 6.10. MEMORANDUM TO: FROM: Mayor and City Council Scott Harlicker, Senior Planne~ October 16, 2000 DATE: SUBJECT: Case No. P 00-13 Request by Lyman Company for Preliminary Plat Approval for Meadowwoods Village - Public Hearing Request Consider a request by Lyman Company for preliminary plat approval for Meadowwoods Village, a clustered single-family subdivision. Location . County Road 1 and 209th Street Zoning/Land Use R1a (Single family Residential) / LR (Low Density Residential) Attachments . Location map . Preliminary plat . Development plans . Memo from the City Engineer . Memo from Phil Hals and Bruce West . Letter from Sherburne County Highway Department . Letter from applicant, dated 9/21/00 . Letter from Dynamics Design and Land Co., dated 10/4/00 . Letter from North American Wetland Engineering, dated 10/9/00 Overview . The applicant is proposing to plat a 71-acre parcel utilizing the clustering provision of the subdivision ordinance with 40 single family lots and 44 -acres of protected private open space. 13065 Orono Parkway. P.O. Box 490. Elk River, MN 55330. TDD & Phone (763) 441-7420. Fax (763) 441-7425 Memo to Mayor and City Council/POO-13 October 16, 2000 Page 2 . The 71-acre site is currently farmed and contains no structures. The property is located south of the newly platted Windsor Park clustered subdivision and is on the west side of County Road 1 at the 209th Street alignment. The topography of the site is varied the northern end and central portion of the site being relatively flat and a 30 foot hill in the southern % of the site. The northern and southern portions of the site are wooded with the central portion of the site an open farm field. There is also a small wetland located in the southeast corner of the site. Surrounding land Uses The land uses around the proposed subdivision include: Windsor Park, a 31 lot clustered residential subdivision to the north, 2.5 acre single family residential to the east across County Road 1 and on the northeast boundary of the site and the St. Louis Park Gun Club to the south and west. Density . Cluster subdivisions are allowed in the R 1 a zoning district if at least 50% of the open space is permanently protected and if the septic system is clustered. The base density of a cluster plat is based on the underlying zoning district density. With 71.37 acres, the equation would be: (71.37 /2.5 = 28.54 lots). An automatic density bonus of 15% is given as an incentive to cluster and cover some of the costs for the clustered septic system (28.54 x .15 = 4.28 lots). With the septic system density bonus the developer can is allowed 33 lots (28.54 + 4.28 = 32.82, or 33 lots). Addtional Density Bonuses Additional density bonuses can be achieved by meeting several standards, worth 5% bonus each, up to a 40% maximum bonus above the base density of 28.54 lots. In this case the developer has achieved the following additional bonuses: 10% extra open space 1.43 Creating an endowment for the open space, 1.43 Providing access by the general public to the trails 1.43 Providing covenants to create an architectural theme 1.43 5.72 Total bonus lots Based on staff's calculations the developer is allowed 39 lots for this project (32.82 + 5.72 = 38.54, or 39 lots). The developer is claiming an additional 5% bonus for the following standard: . S:\PLANNING\SCOmp0013cC.DOC Memo to Mayor and City CounciVPOO-13 October 16, 2000 Page 3 . . Re-using existing buildings and structures or preserving specific site features inventoried by the County, City, or State Historic Preservation Office. The developer is claiming that by preserving trees they are meeting the above standard. Staff does not agree with this interpretation. The City, County or State Historic Preservation Office has identified nothing on this site as having historic preservation value. The City has not identified the tract of woods as a preservation landscape feature. The preservation of woodlands and other natural features is listed as a lot design guideline and should not be included as a density bonus. Layout Streets . The main access into the project is from County Road 1. The main entrance into the development from County Road 1 is 209th Avenue. The intersection of 209th Avenue and Lander Street will be a traffic circle with a 15,000 square foot landscaped island. Traffic circulation should be one-way around the traffic circle. Internal connections will be made to the properties to the west and Windsor Park to the north. Lander Street will be extended south into the plat from Windsor Park and will be the main north/south street through the development. 210th Avenue will be extended into the plat from the west and will connect with Lander Street. The plat includes 3 cui de sacs; each cui de sac will include a center landscaped island. All landscaped islands will be maintained homeowners association. Lots The developer is proposing 40 lots. The lots will range in size from 18,000 square feet to 29,000 square feet. The average lot size is 20,000 square feet. All of the lots, except for 2 lots on cui de sacs, have more than 90 feet of frontage. The two lots in the cui de sacs have lot frontages of 78 feet and 79 feet. The plat is designed in such a way that there is an opening to the open space at the end of each cui de sac. About % of the lots have direct access to the open space. Outlot A and Outlot B comprise most of the open space, Outlot C is the landscaped center of the traffic circle. Outlot A will contain the community septic system, a natural wetland feature. Lander Court was artificially raised above the surrounding grade in order to accommodate walk out lots. The building elevations on those lots are raised about 7 feet above the surrounding grade. In response to staffs comments, the elevations have been reduced by about 1 foot from previous plans. The developer has added some landscaping to help reduce the visual impact. . S:\PLANNING\SCOTT\P0013CC.DOC Memo to Mayor and City CouncillPOO-13 October 16, 2000 Page 4 . Access to the lots with frontage on the traffic circle will be limited to the streets feeding the circle, they will not have access directly from the traffic circle. Open Space Outlots A, Band C are proposed as open space. Outlot C is the landscaped island in the center of the traffic circle. The open space, with the exception of Outlot C, is located in the front of the property between the lots and County Road 1 and is bisected by 209th Avenue. The open space is a mix of woods and fields. Outlot A, located north of 209th Avenue, is open fields. Outlot B, located south of 209th Avenue, is about 2/3 woods and 1/3 fields. Outlot A is 17.93 acres and will serve as the location for clustered septic system. The septic system covers about 3.3 acres leaving about 14.6 acres available for active use. This outlot is fairly flat with a small depression in the north corner adjacent to 211 th Circle. Outlot B is 25.65 acres, about 2/3 woods and has a large wooded hill at the southern end. A trail is proposed to connect the top of the hill with Lander Street. The open field is fairly level and will include the drainage pond for the development. Outlot B abuts the gun club property so that it may be possible in to provide a connection between the two properties in the future. A future play area is indicated to the rear of Lot 4, Block 1 and south of 209th Avenue. No . details of the play area have been provided. Grading and Drainage Grading and drainage issues are addressed in the City Engineer's memo. No drainage and utility easements are shown on the lots. Appropriate easements will have to be included on the plat. Landscaping The landscape plan exceeds what is typically required for residential subdivisions. The developer is proposing a heavily landscaped entrance from County Road 1. The landscaping along 209th includes maples, ashes and lindens, and a landscaped median. Landscaping along the other streets includes 2 or 3 trees planted at each property line. The center of the traffic circle is landscaped and includes a brick path and a gazebo. The islands in the cui de sacs are also landscaped. Maintenance of the median, traffic circle, the cui de sac islands and the other outlots will be the responsibility of the homeowners association and will be included in the homeowners association agreement. The developer has indicated that they will include prairie planting in the open space as well as preserving the woods. A prairie restoration plan and . S:\PLANNING\SCOTT\P0013CC.DOC . . . Memo to Mayor and City Council/POO-13 October 16, 2000 Page 5 maintenance plan will have to be provided as will a maintenance plan for the woodlands Well and Se/Jtic Each lot will have its own well and will be connected to the community septic system. The community septic system will require extensive piping similar to those required for public sewer systems. Each lot will contain a septic tank and a pump that will be connected to a natural wetland system located on Outlot A. The homeowners association will be responsible for contracting with a maintenance company to monitor and provided on-going maintenance of the system. Park Dedication and Trails There are no parks identified for this site. Park dedication fee will be determined on the base number of lots allowed on the 71.37 acre parcel (71.37 / 2.5 = 28.54 or 29 lots). A system of trails and sidewalks are proposed to connect Windsor Park to a possible recreation area or interpretive center on the gun club land. A bituminous trail is proposed along County Road 1. It will connect with the trail system in Windsor Park to the north and continuing to the gun club property at the south boundary of the plat. The trail runs north to south in the outlots and along County Road 1; however, the trail jogs west along 209th and crosses mid-block. Staff feels a more appropriate crossing would be at the entrance of the development, at the intersection of 209th Avenue and County Road1. The developer will construct the trail from the connection with Windsor Park to 209th Avenue. The portion through Outlot B will be constructed at by the city at a later date, when the future status of the gun club property has been determined. All public trails will have to be 10' wide and included in a trail easement granted to the city. Woodchip trails are proposed at the end of Lander Street and 211 th Circle. The trail at the end of Lander Street will lead to an open area at the top of the hill located on Outlot B. The trail at 211th Circle will connect the cui de sac with the bituminous trail along County Road 1. Concrete sidewalks are proposed along all of the streets. They will connect with the woodchip trails at the end of 211 th Circle and the end of Lander Street and with the bituminous trail. Planning Commission Meeting At the Planning Commission meeting held on September 26th several residents spoke. Two residents, Deb Myers and Roger Whiteoak, who live on County Road 1 across the street from this project, spoke out against the project. They offered the following comments: S:\PLANNING\SCOTT\P0013CC.DOC Memo to Mayor and City CouncillPOO-13 October 16, 2000 Page 6 . · the school district couldn't handle the additional students this project would bring in; · County Road 1 could not handle the additional traffic; · the proposed septic system would contaminate their well; · it was dangerous having residences adjacent to the gun club property. George Zabee, representing the gun club, offered the following comments: · he liked the buffer adjacent to the gun club property; · he would like to see information provided to potential buyers alerting them to the gun club; · would like to see a chain link fence installed along the common property lines. Kate Ige, resident on 210th Street, questioned why 210th was connected to this plat. Burt Adkinson, representing the gun club, spoke to the gun club's history of working with adjacent property owners. . Dynamics Design and Land Co. the developer of Windsor Park, the clustered subdivision north of this plat, has submitted a letter and suggested modifications to this plat that would include a 50 foot buffer between Windsor Park and the abutting lots in this plat. Staff does not support narrow corridors because they tend to get incorporated as part of peoples lots, take away from usable open space and provide less desirable open space. The Planning Commission discussed at length the issue of safety and the gun club. They felt that a chain link fence, since it would only be installed along a small portion of the property, would do little to prevent children from exploring the gun club property. The gun club recently finished installing a wire fence around their property and also have the property boundaries clearly posted. It was explained that 210th Avenue was being connected to allow better access to the area west of the proposed plat. The Commission did not believe the applicant should get an extra 5% bonus for preserving historic features, and therefore, the number of lots in this plat should be limited to 39. The applicant has also submitted a letter from the designer of the septic system that addresses the neighbors concern regarding groundwater contamination. Recommendation The Planning Commission and staff recommend the City Council approve the preliminary plat for Meadowwoods Village with the following conditions: 1. A DEVELOPERS AGREEMENT OUTLINING THE TERMS AND CONDITIONS OF THE PLAT APPROVAL AND INSTALLATION OF IMPROVEMENTS BE PREPARED AND EXECUTED PRIOR TO RELEASING THE PLAT FOR RECORDING. . 2. ALL COMMENTS OF THE CITY ENGINEER BE SHALL BE ADDRESSED. S:\PLANNING\SCOTT\P0013CC.DOC Memo to Mayor and City Council/POO-13 October 16, 2000 Page 7 . 3. A HOMEOWNERS ASSOCIATION DOCUMENT BE PREPARED SUBJECT TO THE CITY ATTORNEY'S REVIEW AND APPROVAL PRIOR TO FINAL PLAT. 4. STREET LIGHTS BE INSTALLED AS REQUIRED BY ELK RIVER UTILITIES 5. A LETTER OF CREDIT BE PROVIDED TO THE CITY IN THE AMOUNT OF 100% OF THE COSTS OF THE PUBLIC IMPROVEMENTS. 6. UPON COMPLETING ALL OF THE IMPROVEMENTS AND HAVING THEM ACCEPTED BY THE CITY, A WARRANTY BOND IN THE AMOUNT OF 25% OF THE IMPROVEMENT COSTS SHALL BE SUBMITTED TO THE CITY FOR THE PERIOD OF ONE YEAR. 7. PARK DEDICATION FEES IN THE AMOUNT REQUIRED BY THE CITY AT THE TIME OF FINAL PLAT BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. 8. SURFACE WATER MANAGEMENT FEE IN THE AMOUNT REQUIRED BY THE CITY AT THE TIME OF FINAL PLAT BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. 9. A SEALCOAT FEE IN THE AMOUNT TO BE DETERMINED BY THE CITY ENGINEER BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. 10. A GRADING AND EROSION CONTROL PLAN BE APPROVED BY THE CITY ENGINEER PRIOR TO THE ISSUANCE OF BUILDING PERMITS. . 11. A DEVELOPMENT PLAN BE APPROVED BY THE CITY ENGINEER PRIOR TO THE ISSUANCE OF BUILDING PERMITS. 12. ALL GRADING BE CERTIFIED PRIOR TO THE ISSUANCE OF BUILDING PERMITS. 13. OUTLOT A, OUTLOT B AND OUTLOT C BE PROTECTED BY A DEED RESTRICTION TO BE HELD BY THE HOMEOWNERS ASSOCIATION OR A CONSERVATION EASEMENT HELD BY A QUALIFIED LAND TRUST. 14. ALL MAILBOXES BE CLUSTERED. 15. A TREE PRESERVATION PLAN BE APPROVED PRIOR TO RELEASING THE PLAT FOR RECORDING. 16. ANY TREES OFF SITE OR ON SITE, NEAR THE LIMIT OF GRADING THAT ARE TO BE PRESERVED, SHALL BE FENCED WITH A SNOW FENCE AT THE DRIP LINE TO PREVENT GRADING, COMPACTION, OR STORAGE OF EQUIPMENT, DEBRIS OR MATERIALS. STAFF SHALL INSPECT FENCING PRIOR TO CLEARING OF TREES OR GRADING COMMENCING. 17. ALL DISTURBED AREAS SHALL BE GRADED AND SEEDED. 18. ALL COMMENTS FROM SHREBURNE COUNTY HIGHWAY DEPARTMENT SHALL BE ADDRESSED. . 19. ALL SIDEWALKS, WOODCHIP TRAILS AND THE 10 FOOT WIDE BITUMINOUS TRAIL NORTH OF 209TH AVENUE SHALL BE INSTALLED BY THE DEVELOPER. S:\PLANNING\SCOTT\P0013CC.DOC Memo to Mayor and City CouncillP00-13 October 16, 2000 Page 8 . 20. THE TRAIL FOR PUBLIC USE SHALL BE PLACED IN A TRAIL EASEMENT AND GRANTED TO THE CITY. 21. MAINTENANCE OF THE OUTLOTS, THE LANDSCAPED MEDIAN ON 209TH AVENUE AND THE LANDSCAPED ISLANDS IN THE CUL DE SACS SHALL BE THE REPOSIBILlTY OF THE HOMEOWNERS ASSOCIATION AND SHALL BE INLUDED IN THE HOMEOWNERS ASSOCIATION AGREEMENT. 22. A RESTORATION AND MAINTENANCE PLAN FOR THE OPEN SPACE SHALL BE INCLUDED IN THE HOMEOWNERS ASSOCIATION DOCUMENTS 23. THE NUMBER OF LOTS IN THE PLAT SHALL BE REDUCED TO 39. 24. ALL APPROPRIATE EASEMENTS SHALL BE SHOWN ON THE PLAT. 25. THE CUL DE SAC ISLANDS AND 209TH STREET MEDIAN BE PLAnED AS OUTLOTS. 26. THE DEVELOPER PROVIDE LITERATURE TO PROSPECTIVE BUYERS ALERTING THEM TO THE EXSITENCE OF THE GUN CLUB AND THE EXISTENCE OF THE GUN CLUB BE NOTED IN THE HOMEOWNERS ASSOCIATION DOCUMENTS. . . S:\PLANNING\SCOrnp0013CC.DOC ).l~~O' 21+'IH + I d- ~ .--- I \\ I ,It" ( ~:1 I ~ LIFt ' I I ~ , . ~ 21 8"lH I.. n 217'TH lIo!t;!l ~P 216"lH ~ :Hnt j A-.eA J"'........ 213~ ~ ~JJ 212"lH 211"lH ::h ~ ~ It:.MJE HW, 208"lH 20m 206"lH 20SIlf 202NO I 201ST 200~ 1 I .&h ~ 204"lH ~~~ I.n..nl ~ ~ "00 LAND 1'. ILS ~- .", .- .,.It , 203RO River 13065 Orono Parkway. P.O. Box 490 MEADOWWOODS VILLAGE Elk River, MN 55330 LOCA TION MAP N . . . Howard R. Green Company CONSULTING ENGINEERS September 20,2000 File: 811170J-0240 Mr. Scott Harlicker Senior Planner City of Elk River 13065 Orono Parkway P.O. Box 490 Elk River, MN 55330-0490 RE: MEADOWWOODS VILLAGE LYMAN DEVELOPMENT ; Dear Mr. Harlicker: As requested, we have reviewed the submittal prepared by Lyman Development for the proposed Meadowwoods Village plat. The submittal package consisted of an 8-page plan set prepared by McCombs Frank Roos Associates, Inc., and also a letter from James Johnston of Lyman Development, together with some attachments concerning an easement on the property. Based upon our review, comments received at the staff review meeting, and a meeting with the Developer and his engineer, we would offer the following comments: 1. The preliminary plat has been revised to show a connection westerly to 210th Avenue Northwest, as requested by staff. 2. Mr. Johnston indicates in his letter that all islands and entry features will be maintained by the Homeowners Association and that will be specifically spelled out this way in the Homeowners Association documents. 3. In the meeting with Mr. Johnston, staff indicated their concern with the easement shown along the north line of the piece of property. Mr. Johnston's letter and documentation that he submitted indicated that the owner of the property since 1942 had no knowledge of the easement and swore to an Affidavit of Identification to this effect. Universal Title has waived the easement as an exception to the clear title. As Mr. Johnston indicates in his letter, I concur that this should no longer be an issue to the City. 4. There are a number of places on the grading plan where drainage is shown to cross adjacent lots outside of the normally prescribed drainage and utility easements. Mr. Johnston indicated that in these areas additional easements would be granted on the final plat. O:\PROJ\811170J\0240\ltr 9-20-00 Harlicker.rev.doc 1326 Energy Park Drive. St. Paul, MN 55108 . 651/644-4389 fax 651/644-9446 toll free 888/368-4389 . . . ( ..~ ~) t '.. , ,I Mr. Scott Harlicker September 20,2000 Page Two 5. No drainage calculations have been submitted at this time. Drainage calculations will need to be submitted, reviewed, and approved prior to the final plat. 6. Mr. Johnston has indicated in our meeting that they plan to use North American Wetland Engineering for the design of their on-site sewage treatment facility. An area is reserved for the sewage treatment facility on Outlot A; however, at this point no specific design has been submitted. This will need to be submitted, reviewed, and approved prior to the final plat. 7. Emergency overflow elevations need to be indicated for all ponding areas and low points in the street. Ponds will also to ultimately indicate the normal and high water elevations. 8. There appears to be an area that is somewhat of a hole located in Block 4 behind Lots 1 through 5. It is unclear how this area will be graded to ultimately drain. The house pads on Lots4 and 5 indicate custom grading. Further information should be provided on the grading plan to indicate how this area of the plat will be graded to drain. 9. The public trail to be built along County Road 1 should be 10 feet in width and built to City standards. 10. Street lights need to be provided in the plat based on a recommendation from the Elk River Municipal Utilities. 11. The seal coating impact fee for this development has been estimated at $6,300. If you have any questions regarding these comments, please call. Sincerely, Howard R. Green Company ~jW~uJ Terry J.i1aurer, P.E. T JM:tw O:\PROJ\811170J\0240\ltr 9-20-00 Harlicker.rev.doc Howard R. Green Company CONSULTING ENGINEERS . MEMORANDUM TO: Michelle McPherson FROM: Phil Hals & Bruce West DATE: September 7, 2000 SUBJECT: Lyman DevelopmentlMeadowwoods Village After reviewing the above referenced plat we strongly recommend that this development be required to make a street connection to 21 oth Avenue which is now a dead end street that touches this plat on it's western border. . The following concerns drive this recommendation: · Allow for a second point of access for residents on 21 oth Ave and Ogden Street. · Eliminate the existing dead end situation (nearly 5,000 feet). · Shorten public safety response time for residents on 21 Oth and Ogden Street. · Shorten response time for snow plowing for both developments. . SEP '20M A ugust30 ,2000 Rhonda F. Lewis, P E. 425 Jackson Avenue Elk River, MN 55330 (763) 241-7030' 800-594-5208 . Sherburne County PUBLIC WORKS DEPARTMENT ..::an es W . .J::lhnslon Lym anD evebpn entCo. 300 M Ol:EeA ve. PO .Box40 E:xc:ElsDr,M N 55331 RE: Meadowwoods Village Dear Mr. Johnston: . After reviewing the preliminary plat, the County approves the location of the proposed entrance, 209th Avenue. An access permit will be required with the following conditions: I) A right turn lane built to MnDOT standards. 2) A bypass lane built to County standards. 3) A stop sign, a right turn lane sign and a no passing sign must be paid for with installation done by the Public Works Department. The Developer must notify Dick Corbin, Permitting Agent (241-7034) for sign installation when the road is open to the traveling public. 4) All necessary pavement marking changes must be made. 5) Any existing field entrances must be removed, the maintenance vehicle access will NOT be allowed. 6) The Developer is responsible for drainage studies. If your engineers determine a culvert is necessary, the culvert must have 6: I safety aprons and grates. Both the costs of the culvert and the installation are the responsibility of the developer. Remember that slopes within County right-of-way must be 6: 1 and all disturbed areas must have topsoil and seed applied. All requirements are listed on the back of the permit. The Access to County Highway Permit Application must be applied for at the Public Works office on Jackson Ave. Please carefully read the backside of the permit. All requirements must be met for final inspection approval. After construction is completed, date and sign the bottom . portion of the application and return it to the Public Works office on Jackson Ave. Upon final . .... ~ ~ . . . inspection and approval by the County, the $100.00 Access Bond Fee will be returned to you. NOTE: Please check your return address for proper bond fee return! At your request, the county could prepare an engineer's estimate for the work that the County is requiring be paid for, please just let us know. If you have any questions or concerns please call me at (612) 241-7030. Sincerely>- /~ ond. F. Lewis, P.~ Assistant County Engineer cc: Paul Pearson, P.E., MFRA Michele McPherson, City of Elk River Kathy Heaney, Co. Atty. Nancy Riddle, P&Z John Oliver, Co. Surveyor Dave Schwarting, Co. Engineer .... Engineering .1t Planning Surveying . 'SEP l 2000 McCombs Frank Roos Associates, Inc. September 21, 2000 Mr. Scott Harlicker, Senior Planner City of Elk River 13066 Orono Parkway P.O. Box 490 Elk River, Minnesota 55330 SUBJECT: Lyman Development Company Meadowwoods Village MFRA #12896 (City File Case No. POO-13) . Dear Mr. Harlicker: This letter is written as a follow-up to our phone conversation on September 19, 2000 involving Jim Johnston, Lyman Development Company. My desire is to provide further elaboration and clarification on the subject of bonus density as provided for in the City Zoning Ordinance titled OSPD. The Elk River Ordinance provides for additional residential units premised on a development's response to five specific standards. These are paraphrased in the following: y Provide a financial endowment to a Land Trust or Homeowner's Association, y Provide access for the general public to trails, parks or other recreational facilities, y An additional 10 percent open space being provided, y Provide covenants to create architectural theme, y Re-use of buildings and structures of historic value or the preservation of natural site features. The expected accumulative outcome of employing these five standards is a higher quality residential development with regard to open space, physical development and visual aesthetics. Meadowwoods Village provides a higher quality residential aesthetic and physical environment by accomplishing the following important design and physical planning goals: . 15050 23rd Avenue North . Plymouth, Minnesota . 55447 phone 763/476-6010 . fax 763/476-8532 e-mail: mfra@mfra.com - . Mr. Scott Harlicker, Senior Planner September 21,2000 Page 2 ~ The semi-rural character along County Highway 1 is in fact preserved by a combination of protecting the existing coniferous vegetative edge along the Highway and secondly by locating an open space corridor along County Highway 1. ~ The location of the protected open space additionally provides for the continuity of an open space wildlife habitat corridor adjoining the sub-division to the north and properties to the south. A priority for open space as stated by Elk River is the provision of habitat corridors that extend beyond a specific property; This can be accomplished. ~ The open space provided in Meadowwoods Village additionally provides for active and passive recreation for the general public as well as future residents of the proposed development. The City expressly seeks the opportunity to provide recreation facilities and opportunities for the general public and this can be accommodated by trailway linkages to the north and ultimately to the south. . ~ The most significant and interesting physical natural features of the site are located on the southern portion of the property and include topographic relief in the order of 73 feet as calculated from the elevation of the jurisdictional wetland to the highest elevation of 1,024 feet located on the wooded knoll. The entire south portion of the site is proposed open space. This area of the site would typically be highly desirable for the location of residential housing with elevated view lines and wooded sites. Lyman Development has consciously chosen to protect and preserve these features and place the residential development north of the woodland area. In conclusion, the primary goal of the proposed residential development is to create a quality residential development that demonstrates thoughtful and well-conceived planning and design efforts. In pursuing this goal, we believe bonus density are accrued as a result of the following: 1. Lyman Development will place a to-be-determined cash endowment into an interest bearing account or instrument, the principal of which would be owned by the H.O.A. (Home Owners Association). Accrued interest will be used by the H.O.A. board of directors to perform normal maintenance on the conservation open space. I believe our plan speaks for itself with respect to access opportunities for the public to the main city trail and pedestrian facilities with in the actual Meadowwoods Village neighborhood. 61.5 percent ofthe land area for open space is available for the use and enjoyment of the general public as well as the future homeowners of this development. 2. An architectural theme in regard to design elements will be incorporated in the covenants of the homeowner's association and adhered to. Architectural review by the developer of all . - . Mr. Scott Harlicker, Senior Planner September 21, 2000 Page 3 housing in Meadowwoods is mandatory. Lyman Development will record as part of its homeowners association documents a Declaration of Protective Covenants, Conditions and Restrictions and its accompanying architectural standards. The covenants will create a theme and will read something like the following: "It is the intent of this Declaration to create a highly livable neighborhood of quality homes compatible with a traditional small town or . village theme." The following is an outline of architectural guidelines and standards. Architectural Styles - Although no architectural style of housing is mandatory, only recognizable traditional styles of housing will be allowed. These will include, but not limited to: a. American Colonial Georgian, Federal etc. b. Cape Cod or Queen Anne one and one-half story c. Arts and Crafts/Bungalow d. American Victorian and Gothic e. Midwestern Farmhouse f. Traditional European g. Early Prairie School . No contemporary architecture, nor A-Frames dome style of housing will be allowed. Exterior detailing and lighting shall be consistent with the architectural theme of the home. Garages - Garages are to be de-emphasized. The width of most homesites in Meadowwoods Village will allow for the placement of "side loaded" or "end loaded" garages to minimize garage doors facing the street. All houses shall use side-loaded garages unless the house size and style prohibit their reasonable use. In the case of "front loading" garages, the front plane of the garage shall be offset at least six feet back from the front plane of the house. Setbacks - To enhance the people friendly and pedestrian friendly traditionally village sense of streetscape in Meadowwoods Village, front yard set backs have been established at twenty- five feet. PorcheslFront Stoops - Although not mandatory and sometimes inconsistent with some established traditional housing styles, front porches and stoops are encouraged where their use is consistent. The elevations of porches and stoops should be of enough grade and elevation to enhance the sense of scale and connectivity ofthe house to eh street and the boulevard sidewalk, if any. . Architectural Details and Materials - Unless inconsistent by a recognized architectural style, all roofs shall have a minimum pitch of 8/12. Roof shingles shall be wood shake, 250# "shangle" or such other material as in consistent the house's architecture. Silver or other light colored shingles are prohibited. - . Mr. Scott Harlicker, Senior Planner September 21, 2000 Page 4 Exterior siding materials may be of wood, stucco, brick, cementious board, or high-grade vinyl as dictated by the architecture of the house. No "hardboard" or other pressed wood siding shall be allowed. Facias and soffits may be of appropriate colored aluminum. Brick shall be used as an architectural statement and not simply as a wainscot or other perfunctory treatment. House colors shall be earth-toned or consistent with the architectural theme of the house. When reviewing a house plan, the Architectural Review Committee shall consider the whole house and not just the "stage fronC appearance of the house. 3. High quality landscape architectural design has been employed within the development to include open space areas, streetscape, and the landscape design for the common central focal located in the apex of the roadway pattern. 4. The semi-rural character of the area will be protected along with the sites most interesting and valuable natural features and protected by restricted covenants. Meadowwoods Village has placed the existing southerly woodlands, wetland and all of its extremely interesting and unique upland topographic features into Open Space Preservation Easement rather than into highly desirable and high priced homesites. The preservation in perpetuity of the most significant natural features on the entire property meets the spirit, if not the letter, of the bonus density standard. . 5. The intended Village theme of Meadowwoods will provide cohesiveness and a sense of neighborhood. I respectfully submit this letter in support ofMeadowwoods Village application for plan review and bonus density consideration. Kindest regards, " MJG:rth cc: Jim Johnston, Vice President, Lyman Development Co. . s: \main: \lym 12 8 96\correspondence \harlic ker9- 20 OCT-11-00 WED 12:13 PM FAX NO, P, 02 . NOl1h American Wetland Engineering, P.A. 20920 Keewahtin Avenue Forest l.ake. MN 55025 Phone: (651)-433-2115 Fa",: (65/)-433-4280 e-mail: nawe@visi.com October 9, 2000 Mr. James W. Johnson Lyman Development Company 300 Morse Ave. P.O. Box 40 Excelsior, MN 55331 RE: Meadow Village, Elk River, MN Well Contamination Issue Dear Mr. Johnson: . North American Wetland Engineering, P.A. (NA WE) received your letter dated September 27, 2000 in regard to the Planning Commission meeting on September 26, 2000: In your letter you statep that a neighbor raised the issue of well contamination from groundwater seepage from the proposed community treatment system. The system that NA WE is proposing uses pre,treatment before disposing the water into the soil. A standard onsite septic system disposes septic tank effluent directly into the ground. Pretreatment in a constructed wetland removes many of the contaminants from the water before discharge to the soil. One of the main purposes of pretreatment is to protect groundwater. The system will be permitted by the Minnesota Pollution Control Agency (MPCA) and the permit will include groundwater monitoring. At least two downgradient wells will be used to monitor contamination levels. Limits apply to the monitoring wells at ~ the drinking water standards to provide early warning and intervention. Again, the purpose of pretreating the wastewater before subsurface disposal is to protect the groundwater with the added benefit of long. term reliability. If you have any questions or need additiongl information, please do nol hesitate to contact NA WE at (651) 433~2115, Sincerely, North Amcriclln Wetland En2ine~ring, P.A. . ~~ Matthew J. Wildman, H.l. Civil/Environmental Engineer . October 4,2000 Dear Council Members and Honorable Mayor '" Open Space Developments are proving to be an effective way to use land wisely for conservation, as well as residential purposes. The City of Elk River has a unique opportunity to plan and develop these plats which can offer many attractive amenities to current and future city residents. Because of their apparent success, it may now be time to look closer at enforcing the "design standards" for open space plats and work closely with developers to ensure Cluster Plats provide the most attractive lots and open spaces. Being a member of the Elk River Community, Dynamics Design & Land Co. has a strong interest in the development of the City. We ask that staff, the Planning Commission, and City Council carefully review sketches and designs of preliminary plats in order to help obtain the very best layout. . Lots that are clustered do not have to be jammed together; rather lots should be adjacent to open space whenever possible. This provides a permanent amenity to each lot and creates a buffer that minimizes land use conflicts and visual impacts with neighbors. Objective ill of the City's ordinance also references this design standard (see attached). Dynamics Design & Land Co. have respected these standards and have worked closely with city staff to provide a central-park theme in Windsor Park. Many lots will have front porch views of open space and some lots have open space in the rear yard as well. Currently you have before you a preliminary plat with lots directly abutting lots in Windsor Park. There is no buffer and it does not seem appropriate to have wall to wall subdivisions when city standards can accomplish a more attractive design. Many ofthe proposed lots do not have any views or direct connection with open space in the front or rear yards. We ask that consideration be given to re-design the plat to accomplish a buffer of open space between the developments. On behalf of Dynamics Design & Land Co., thank you in advance for considering stricter enforcement of the design standards for residential lots in Open Space Developments. Respectfully, . ~~~~~ ~~~ Lyle Christensen Marlon Glines 555 - 3RD STREET NW ELK RIVER, MN 55330 PHONE (612)441-8591 FAX (612)441-8604 ~ ;. . . . o~ Cl 5OO'24'12"E 609.07' 497 ~ 158 1 t: tll,187 SF ~ ~I 5 3 2 24,455 Sf 21,U1 SF 119 135 ~ 6-59"01'56" 151 'J) OUTLOT A 17.93 ACRES 40 I 40 I ill ~ ~ ~ ~ ~ " Z ..; ~ OUTLOT B 25.63 ACRES 518 122 2 110 110 4 3 2 0; 1li,,470_ Si-:- ~ 18,150 SF 18,116 SF 01 Lt')~ ~ 253 143 ~109 3 ~ 18,441 Sf Ii!; 78 :,1.:44 ~ 0 - ,~ :0 7. -----L-'S! - 8 18"lli' J 2 L 18....' Sf 115 120 21~ 235 22.877 SF 115 in'; I~ ~ N~~~ I~ I~ 00 ~ ~ ~ 5 21,2~' Sf I 21,.; Sf 21'~ Sf' 21.820 Sf 120 I 110 110 110 110 ~ NOO'24'29"W 1326,21 NOO'23'l1 "W 1322.15 CJ DEVELOPMENT SUMMARY GROSS SITE AREA: DEVELOPED AREA NUMBER Of lOTS TOTAL AREA Of lOTS AVERAGE lOT SIZE MAXIMUM lOT SIZE MINIMUM lOT SIZE PUBLIC STREETS RIGHT Of WAY (INTERNAL) RIGHT Of WAY (C.S.A.H. NO. I) OPEN SPACE OUTLOT A OUTLOT B OUTLOT C TOTAL PERCENT OPEN SPACE 71.57AC 40 lOTS B09,7BD Sf 1 B.59 AC ZO,245 Sf 0.46 AC 29.456 Sf 0.68 AC 18,116 Sf 0.42 AC 281,425 Sf 6.46 AC 105,478 Sf 2.42 AC 780.820 Sf 17.13AC 1,116,244 Sf 25.6lAC 15,394 Sf 0.35AC 1,912,458 Sf 43.90 AC ~ Notes: 1. All DIMENSIONS ARE ROUNDED TO THE NEAREST fOOT. 2. All AREAS ARE ROUNDED TO THE NEAREST SQUARE fOOT. 3, STREET NAMES ARE SUBJECT TO APPROVAl. BY CITY. Ad I 9RTH o 60 100 200 400 Engineering . Planning . Surveying FRA /5050 2JnJ A_. Nor/iJ . PI;mouth, lIinn.."to' 55147 phon. 163/476-60/0 . fox 76:J/476-85J2 .-MoU: mfToOn"'.,com CIIeId Lyman Development ExceIIIor, MN Project Meadowwoods Village Elk RJvtr, MN Z Ql "'l ~ VI '" '" ShteI TIlI8 Preliminary Plat ~~e~~btndc;rti~ythd~:e~~j~u~~~j~~~ ~~dtheadt by I am a duly Registered Professional Engineer under the laws of the Stote of Minnesota. Name Date Registration Number Designed Drawn MJG Checked ~ ~roved 8/15/00 MJG Date Revllloas No. Dote By A 109/18/00 I DJS Remarks Plat redesign per City comments. 811'" RevlllOI ~I~ MFHA FILE NO.: 12896 K>~J\Ll'Ml~~"", ",,1"00 h4M6 _AM CM . .~ f. ; , , I , . ~ ~ t:) SOO'2~'12.E 609.07' ~ " .' OUTLOT A 17.93 ACRES ,.! ';t.! L ~:~ l I :4 I I T I \7 ~.1lO3Sf' b 2 '" ';>. ol:Ci 4 2 ,;~ ,. 3 ,~"" j rrIT I : 1 2 I 24.415 Sf' 21.831 Sf' I 22.877 Sf' I 2 21,263 SF' 5 21,620 SF NOO'23'11 "w 1322.15 . IIOOlES IIDl -.s F1lld G) JIEIllTES HRII.IIfrI: lXIIm' CAST IQ IIIIIKNI' I I -t- I I I _ ~.~L -Y \ d\ \ ~I f . . - . "'-.:J . - .4.~ !i..9:9J:!i 9:.......-..... ". JJRlSDlCTIONAL :.J' WElLANO NO. I OUTLOT B 25.63 ACRES NOO'2~'29.W 1326.21 o JaJJES vr X 14' IDI PH PLACEI GENERAL DEVEI"ClPMENT PLAN CJ ; . INDEX OF SHEETS 1 . Title Sheet 2 - Existing Conditions 3 . Preliminary Plat 4 - Preliminary Grading Plan 5 - Preliminary Street and Utility F :an 6 - Preliminary Landscape and Community Amenities Plan 7 - Preliminary Landscape Details <b 8 . Sewage TreaImenI Site Plan Ad I NOj o 50 too 200 400 VICINITY__ MAP NO SCAI..E Engineering . Planning . Surveying FRA cCombs Frank Roos Associates, Inc. /5fi50 2Jrd A...u. North. PI;rnouth, /Iinn_t.. 55447 phon. 76J/476-60/0 . fax 76J/476-!J5J2 <-/J.U: mh'<1Onlro.com Client Lyman Development ExceIIIor, MN ProIICl Meadowwoods Village Elk RIvtr, MN z ~ to '" '" "f Sb... TlIIt Title Sheet! General Development Plan ~~e~~btnd~rti~ythd~;~ri~!~~~i:~~ ~~1~h~dt by I am a duly Registered Professional Engineer under the lows of the State of Minnesota. Name Dote Registration Number ~ed Drown MJG ~ AM8 Approved MJG Dote 8/15/DD Revisions No. Dote By Remarks A 109/18/00 I DJS I Plot redesign per City comments. SUet Revlaio. CJJ~ MfRA FILE NO.: 12896 1(,~,N..'''tatS6'4018\Olnu..aWG ""WOO "16<06 11M 11M CDT . , \ 995.0586 "'AET - 4 . I ~.~ / I;oo;iy . ~ M"'fOOO. ...,'0'< ....., ',"" \0(0)' . FbJ I 9RTH o 50 tOO 200 400 Engineering , Planning , Surveying FHA McCombs Frank Roos Associates, Inc. /5060 2JrJ A..... I/(Jr/h . P1)f11oulh. Uinn'S()/o' 55447 phono l6.J/476-6010 ' fox 76Jj476-85J2 E-MoO: m_fro.com CIIeIll Lyman Development ExceI_, MN Project Meadowwoods Village Elk RIver, MN 11IIII TIlle existing Conditions ~~e~~b~nd~rti~)hd1~e~~i~~~~j;;~~ ~~1th~dt by I am 0 duly Registered Professional Engineer under the laws of the State of Minnesota. Nome Dote Registration Number ~ed Drown Date ~ Approved MJG ~ 6/15/00 MJG Revllloa Remarks Plot redesign per City comments. heel R8v11IoI [2rn MFRA FILE NO.: 1289& ~,N.~"""e'.tlLllC--a OM6Iot J~.... CDT . . ./t~. '.' J )( " )(" ~. .'.."...... ~J.'....Ly' t::J SOO'24'12.E ~/ 609.07' ..' ... ... EXISTING INGRESS/EGRESS DRIVE FOR SEWAGE TREATMENT SYSTEM MAINTENANCE ....950.0 51-0 ".t.';-' I I I I I I I I I I ~ IL 951.2 II' ....Sl-:-1 952.8 51-2 \ ... ('-, I " / rf?E:. '........, f::::) (, "lr>l1CAir ", ~', CC(( f f.............. I / ...................... ...................... / I//) I rITe, ", ',~ 1..;1..; (, ~r>l1CAir " " Cc(, f ............... (.. / SEE SHEET 8 FOR ",,~I SEWAGE TREATMENT SYSTEM PLAN (", I " I " I " I ................... I " I " I ' I DISp I Ds~( (, "lR~ " OUTLOT A"'""" .................................. .A~~.9:Ql.5,~~ ..' !\;"J~~~,1lQ .... .aJRlSOlCTIONAI.. ~. . YlEllAND NO; I 7.999.77 sq.'!, 0.t8 ocr.. , , '{ I I I I I I I I , I '.J z Cll OJ ~ ~ B6-12 CONCRETE CURB '" GUTTER OUTLOT 8 . B6-12 CONCRETE CURB '" GUTTER D 2 5 4 N00'23'11.W 1322.15 NOO'24'29.W 1326,21 NOTES: /FR 1) DIMENSIONS ARE TO FACE OF CURB LEGEND EXISTING OVERHEAD ElECTRIC UNE EXISTING UNDERGROUND GAS UNE EXISTING BURIED TElEPHONE UNE PROPOSED STORM SEIIm PROPOSED SANITARY SEIIm PROPOSED FORCED MAIN __ST e--S >---. - - - ------ --....------ . Fbd I 9RTH D 50 100 200 400 Engineering . Planning . Surveying FRA /5050 2Jrd A...u. NOI'/JJ. PI;m<XJ/JJ. liinlllsota' 55#7 p/Iano 163/476-60/0 . fax 76J/476-!J5J2 <-l/aN: mfraftnlra.com CUent Lyman Development ExcllsIor. MN Pro. Meadowwoods Village Elk RIver. MN SbeII TIIII Preliminary Street and Utility Plan ~~e~erb~nd~rtj~/hdi~~~i~!~~~i:~~ ~~1~hea1 by I om a duly Registered Professional Engineer under the laws of the State of Minnesota. Name Dote Registration Number Designed MJG Checked MJG Drawn AMB Approved Dote B/15/DD RevIIIou No. Dote By Remarks A 109/18/00 I DJS I Plot redesign per City comments. Slleet RevlalOl ~~ MFRA FILE NO.: 12898 1C1\I.JkOrON'lWtItJ6\.~""~1 O9lta.rot IOIOOoK "".. ell ,;'. \ (~: I .~ - ...,- .~ \, ....- \, . '" \, ill ....6\, 1/ ., I' ........ ~\ J.r-~~", .... ~ ~ I ." :.' I \ I ..::~ )\ \ S" .' n_ J )_. rene. .~\\\ . . ~m~;nON~': ..-...........'....~...'....f-.......'... '. .......... ........ 'I 'al_ [. VCTlANONO, I . . -- ^ -" . "~"" ~." .- __ '., 0." ..,. ,':" :- - .: "-""y.,,. "''''-Y_.'''- ,.-.,.- " >!-, .-,...- . I'-\Yi .~"~"::""" .....'.} '. i /~i ", :. ", .' I ' '996 ' . ~. '. .1 .~ ...." ~ ~5t~~r~YC~~;)~ . . ,~S~ \~ - . #.....". . . PLANTING NOTES d -l 2G. SEASONS/lIlIE or PlANlINO: NOlt: THE CCNlJIAl:TOR WAY I DECIlIIClUS POTlED PlANlSl EUCT TO PlANT II ort-SUoSQNS _ I-JIM I, D1l1REl.Y AT H1S/HPl _. AUC. 21-NOV. 1 DECIDUGUS _ APRIL 1-JUNE II AUG. 2'-NOV. 1 E'oelOIlEEII POTlEll PI..AIIlSl APRIL '-JUNE II AUG. 21-ooT. I E'oelOIlEEN_: APRIL '-MAY 1&0 AUG. al-SEPf. 1.5 2t. MAWTENANCE SHALl. BEGIN l"'El)JATEl.V AfTER EACH panlON OF' THE YtORk IS IN PLACE. PLANT MATERIAl SHAlL BE PROTECTED AND MAlNT....NED UNTIL tHE MIAlLAnON Of PLAN'IINGS IS CONPU:TE. IISPEC_ HAS BEEN llAOE. _ PlANTING IS ACCll'ltD EXQ.USlIf: or THE CUARANl[[. .......TENANCE SHAU. INCLUDE WAlERINC,' CUlTIVA11NC. WLCHING, REMOVAl OF DEAD .._s. R[-SETUNG PlANTS TO PflOP[Il GlIAIlE AND KEEPING PlANTS IN A PLUMS POSInoN. AFTER ACCEPTANCE. THE o.td SHAU. .SSlUt .AIHTENAMCE RESPONSUIUnES. HOWE\f:R. THE CONlRACTOR SHAU. CONUNUE TO BE RESPOMSiIlLE rQll KW'ING THE TREES Pl..UN8 lHOUGHCUT THE GuAfWllEE PERKJD. 22. ANY PL.ANl UATERtAl WtICH OIES. TURNS llAO\tN, OR OEfOUAlES (PRlQll TO TOTAl ACCEPTANCE or THE -.<> SHAU. BE PRCIIPn.v iioIo\tD FROM THE snE AND REPlACED 'MlH MATERIAL OF fHI: SAllE SPECIES, QUANTITY. AND lIZE _ liEETIlG AU. PlANT UST SPEQF1CAnON$. . \. AU. PlANTS MUST BE HEAlTHY, WlCIlOUS WAlEIlAl, nlEE or PESTS AND DISEASE AND BE COlTAIlER _ CIR IIAWD AND IllM>>PID AS INIlICATID II THE PlANT UST, a. AU. TREEI MUIT BE I_T JIlN(fl) _ f\lU. HEADED AND lIEET ALL _T$-' .s. 1HE LANDSCAPE ARQtITECt RESER\€S H RIGHT 10 fLEeT ANY PlANT$ lIHO< _ IlEDlED ......MFACaY _ Dl-..o 01 AnIll MTAUAOON. 4. NO 9J8SlIlU1tONS OF PuNT MAtERLAL SHALL BE ACCEPtED _ -..cl\€D II lilTING BY THE LAIIl$CAPE ARCHITEt:T. S. AU. ~TINC STOCK SHALL CONFORM to 1HE . AMERICAN STANDARD FOR NURSERY $1OCK,. ANSI-Zao. LAlEST EDlnON. f1F THE _ _TlCIl or MURSER\'MEN. 1lC. AND SHAU. CONS1I1UTE tIIIIiIUIII QUAUTY REQUREMENlS FOR Pl.ANT MAlERlALS. t. EXISTIlG TREEI AND SHRUflS TO REllAIl SHALl. BE PtlOltClED TO tHE ORP UN[ F'ROM AU. CONStRUCtION TRAF'F'IC. SlQRAGE"or WA_S ETC. .TH " HT. <lIlANGE PlASTIC SArETY FENCING AIl€QU.TELY _lED BY STtiL rENCE POSTS I' o.C. ........ SPAQNG, 7. AU. PLNfT NAlERIALS QUANtlnES, SHAPES OF ems AND Loc.TIONS SH_ _ _.It. COlIRACTQIl SHALl. BE RESPON9BLE fOR COWPLElE CO'mtAC[ Of' AU. Pt.Q1N; BEDS .T SPACING _ _ AO,MllED TO COlrcRM TO THE EXACT CONlITlONS or THE SIlt. THE ARCHITECT SHALl. _ THE STAIONG LOCA'RON OF AU. PL..MIT UA.1DbAI.S PIIOlt 10 IlSTALlATlCIl. .. AU. TREES MUST BE PUNlED, lllI.CHEIl, _ STAICEII AS _ II THE 1lET"'s. t. AU. Pl..AllTIlG AREAS MUST BE COMPUTEL Y lllA.CHED '5 SPECRD, 10. MUlCH: SHllEDDED HARIlWClOO MUlCH, ClEAN AND FREE ~ NOXIOUS .uJ)$ OR OTHER 0Elf1ERtOUS MAlEIbAL, IN ALL "ASS PlANnNO IlEllS AND F'OR lREEI. _ INIlICAlED AS ROCK .....CH (IrrI ORA\llINGS, SUNT SAMPLE 10 L.NI)SCAPE ARQIllECT PRIOR 10 0EU'tUY ON-SIlE FOR APPROVAL. OEUWR MUl.CH ON DAy or IlSTALlAOON. USE " F'OR 1REES, SHRUB BEDS, AND 3" F'OR PIJlENMIAl/- CCMIl lIEDS, UU1S 0_ 0IIlEl:1ED. II. THE PlAN TAKES _ O'G THE PlANT SCHEDU..E F DISClIEPAIlClES EllIST. THE SPEQfIC.TIOOIS TAKE PRECEDENCE O'G THE PI..AIInNO NOltS AND G€NERIi. IIOTES. 12. THE CONlJIAl:TOR SHAU. BE RESI'ONSIIlLE rQll AU. ....CHES AND PlANlINO SOL QUAMUTlES TO COMPUlt THE -.< SH_ ON THE PlAN. \fllFY AU. _TITlES _ ON THE PlANT 1OlE1lIU, \50 LllNG-1tRIl STORAGE or ..1tlIlAlS QIlllUPPUES ON-SilE .... NOT 8[ AU.OOEJ). 1'. THE CONlRACTQIl SHAU. o<aP P'lf:IlENTS, Pl..AllTERS AND lIUIUllNGS CLEAN _ UNSTAINED. AU. PEDESlRlAN AMD VElUCLE ACCESS TO BE ...TANED lHROUGHOUT CONSTRUClION PERIOD. ALL WASTES &tALL BE PROMPTLY AEMO\U) F'RON THE 511[. Nn AllY PLANT STOCK NOT PLANTED ON DAY OF' DEUVERY SHALL BE HEElS) IN AND WATERED UNTI. INSTALLATION. Pl.Q'IS NOT .AIHTAlNED II 1115 ._ ..... BE RE.t:ClED, .... D_ TO EXJStWC FAClJ1"ItES SHIlU. BE RfPAG AT lit[ CClNTRACTOR'S EXPENSE. IS. THE CON1RACTOIl SHAU. BE RESPONSIllE rQll COMPlllNG .TH AU. APPuCAllLE CCOES, RECUl.ATlONS AND PEAIITS GCM:RMIlG THE_. ". LOCAlE N#J '4lt1FY AU. UnUlIES. INCLUDING IRRIGATION UNES, VIl1H THE OINER fOR PROPRETARY unulES AND COPtER STAlE ONE CALL AT 454,-0002 (,... CITIES UElRO AREA) OR 800-202-11" (GREAml ....ME90T.) .. HOURS BEI'1lRE 1lIGQNG. CONlRACTOR SHAU. BE RESPONSI8l.E FQIl THE PtlOlECTlCIl _ REPAlIl or .... _ACES TO SAME. NOUN THE lANllSCAPE ARCHITECT or .... CGNrUCTS TO rACllT'lE PlANT 1lEL000TlCIl, 17. ~-~IJ:-~..,ORANO~~~MO\u) ANYlIt.f[. APPLy AS PER MANUfACTURER'S INS1AUCTlON. AU. EIlERGREENS SHAll. IlESPIlAlED IN THE LAlt FAU. F'OR "'ml PROTEC1lClN DURING WARRANTY PEAIOC). ... P.....lINO SOIL rQll TREES. SHRUIlS 'ND GROUNl CC\€RS< FERnLE FRIA8Lf LOAN CONTAINING A LIBERAl AMOUNT OF HUMUS AND GAPAIlIJ: or SUST_ _5 PlANT CROWTH. IT SHAU. COWPlY VIITH MNDOT SPECIF1CATION 3877 TYPE B SELECT TOPSQl. MIXTURE SHAU. BE FREE fROM HARDPACK SUBSOIL. S'TOiIES. CHEMICAlS, NOxIOUS _ ETC. SOL MlXTIRE SHAU. HAlf: . PH BENEN '.1 *D 7.5 AND 10-10-10 F'ERlIUZER AT 1HE RATE or , POUlIOS PIll CIlBlC YARD. 1M PlANTIlG BEDS ,_ It THIS IIXllNlE THROuGHOUT THE EM1lRE BED BY ROTOTUIlG liTO THE TO 12' or SOL 23. WA'T'ERIIIG: MAINTAIN A WAlERWC SCHEDULE v.ttt0-l WIll. lHOROuGHLY WATER AU. PLANTS ClllCE A lEEK. IN EXTREMaY HOT. DRY WEATHER. WAmlllOllE ~1EH AS REllUIRED BY I.DtC.TlCIlS ~ HEAT STIlESS SUCH AS ..._ LEAlf:S. CHECK .G1STURE UNIlfll MUlCH PR10R TO WAlERIlG TO DE_ MEED. CONlRACTOR SHAU. lIAICE THE MECESSARY -"-TS FCIR WATER. 2'. CONlRACTQIl SHAU. REQUEST II "'TING, . rOlAl ACCEPTANCE 1lSPECOON. 1'. ALL PLANTS SHALL BE GUARANTEED fOR ONE COMPLETE GRO'A1NC ~~~EtsH~=~~ccIi~.:~' IIlCUAlIlIOLAIIClIlANDPlAIlTS. G ...t Engineering . Planning . Surveying FRA McCombs Frank Roos Associates. Inc. l505(J 2.Jrd A.e7U6 NOI'th . PJ;mouth, ltIinnesotQ' 55#7 phon. 76J/476-6010 . fox 76J/476-85J2 ,-Mob: mfrottnfro.CfJtn Client Lyman Development ExceIIIor. MN Pro. Meadowwoods Village Elk 1Uvtr. MN lb... TIlle Preliminary Landscape Plan ~~e~~b~nde;rtif~ythd[:e~~i;~~~i~~~ ~~dth~1 by 1 am 0 duly Registered Landscape Architect under the lows of the State of Minnesota. Nome Dote Registration Number Designed K'QC --/' LANDSCAPE LEGEND COIIIlOH NAME LANDSCAPE LEGEND ~ SIZE ROOT QTY,I IlEIlARKS 1IuIti-tltm tree ,.... 2,s" CO BB 48 2,s" CO BB 9 2,s" CO BB 80 - :::..:l BB I J3 I IIMIti-1ltm tr.. ,.... l,s" co " S' hi. 33 S' hi. 27 Fbd I ~i o eo 100 200 400 K'QC Checked Drawn DDS Approved K'ne:: Dale 8/17/00 RevIIIau No. Date By Remarks A 109/18/00 I DJS I Plat redesign per City comments. sUet RIvI_ ~~ MFRA RLE NO.: 1289& J[,,",~J\Lf'IQft1II~~ WilIOI 19t4W6.. IUl tit -,,-,,-,,- PIcMl r.... Rt<l Suntol IIapIt .,_,. W_ipTraiI Htrit. Ii"'" -- AtphaIl Trail lie'9*" AtIl - .,. - Concrete SidnroIk S_ Wllite Oall American Undtn Litt_' Undon ORNAIIENTAl TREES ~ I_hier Iaevit "snawcla.... SnowcIaucl ~. !IIlOIUI "Danald Wyman" DEClIlUOUS TREES Donald Wyman Crab o I P;nl8 nlgnl AMotrian PI.. o I Pin.. oyIvtttrie Scaldl PI..