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5.5, 5.6, 5.7 J ITEM 5.5, 5.6. , 5.7. ( MEMORANDUM ty of lk1' River TO: Planning Commission FROM: Steven B. Ach, City Planner DATE: July 23, 1996 SUBJECT: Rezoning, Preliminary Plat and Conditional Use Permit by Derrick Investment Co., Public Hearing Case No. ZC 96-14, P 96-9 and CU 96-19 Request A. Rezoning of approximately 14 acres from R1C (Single Family Residential) to PUD (Planned Unit Development) B. Preliminary plat request to subdivide approximately 17 acres into 11 single family lots and 14 townhouse lots C. A conditional use permit request for site plan review of a proposed townhouse project as a planned unit development • Location The northwest corner of Highland Road and Jackson Avenue Zoning/Land Use R1C (Single Family Residential)/MR (Medium Density Residential) Attachments • Memo from the City Engineer dated July 17, 1996 • Location map • Zoning map • Land use plan map • Preliminary plat • Development plans • Letter from Tim Edgeton, Sherburne County Tree Board • Park and Recreation minutes dated July 10, 1996 Overview • The proposed planned unit development encompasses a 17 acre parcel bounded by Jackson Avenue on the east, Highland Road on the south, 13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425 Planning Commission 2 Derrick Investment Co. July 23, 1996 • Ridgewood Park on the west and 193rd Avenue on the north. The current zoning of the property is R1C (Single Family Residential) which allows single family detached structures. The proposed planned unit development includes a total of fourteen 4-unit buildings (56 units) along with 11 single family lots. The single family lots are proposed for both the north and south side of the 4 plex units. The density of the townhouse portion of the planned unit development is approximately 4.3 units per acre. The single family lots bordering the property on the north and south are being platted at about 2.75 units per acre. All of the single family lots will have direct access onto either a 193rd Avenue at the north or Highland Avenue on the south. The townhouses will have access via a private street entering the site off of Highland Road. The internal street system will extend approximately 650 feet north of Highland Road before looping back to an intersection with the main driveway about 280 feet inside the property. This driveway could be considered a 650 foot cul-de-sac; however, the ordinance does allow up to 700 feet before a cul-de-sac is considered exceeding the city standard. General Characteristics of the Property The property is currently vacant and has varying topography throughout the • site. From the highest point on the site (965) to the lowest point (927.01) there is about a 38 foot grade change on site. The property also has a wooded area that follows a ridge line extending north from Highland Road along the west side of the property. The forested area is approximately 3 acres in size and consists of a variety of tree species. Tim Edgeton, County Forest Resource Specialist, had an opportunity to walk the site and provide a written report on the types of trees and the average size found throughout this area. Tim also made some assessment of the oaks within the wooded area that are either dead or in poor condition. Please refer to Tim's letter dated May 23, 1996, for additional information. Zoning The request to rezone the property from R1C (Single Family Residential) to PUD (Planned Unit Development) will apply to only the 13 acres proposed for the townhouse project. The single family lots around the perimeter will be developed in accordance with the existing zoning. Staff raises some question whether the four single family lots along Highland Road platted and developed as single family is an appropriate land use given some of the existing land uses to the south and proposed townhouse project immediately to the north. Currently, along the south side of Highland Road, • the properties are developed with a mixture of multi-family units. Further Planning Commission 3 Derrick Investment Co. July 23, 1996 • west on Highland Road, the land use pattern begins to change into detached single family homes. The Planning Commission may want to consider whether the 4 lots on Highland Road should be separated out from the planned unit development proposal or have that area included and available as additional open space for the development. As far as the single the family homes along 193rd Avenue, those lots will be facing existing single family homes in a predominately single family neighborhood. Therefore, the proposal to allow single family homes on the south side of 193rd to act as the buffer or transition into the townhouses is an appropriate land use selection. Preliminary Plat The preliminary plat includes approximately 17 acres of property that will be subdivided into 11 single family lots and 14 lots for each of the 4 plex units. All of the proposed single family lots meet the minimum lot size requirement of 10,000 square feet with 80 feet of frontage. The single family lots range in size from approximately 18,800 square feet to 11,200 square feet. All of the proposed lots will need to include appropriate drainage and utility easements along the rear, front, and side lot lines. • The 14 lots being created for the townhouse portion of the project divide the property up into 14 lots for each of the units. A 50 foot wide drainage and utility easement will follow the primary road through the townhouse site providing the opportunity to extend public utilities throughout this development. As Terry Maurer will discuss in his memo, a drainage and utility easement will have to continue further north to 193rd Avenue to facilitate the extension of utilities. Conditional Use Permit The conditional use permit application is the process to review the planned unit development request and associated site plan. For this particular development, the PUD will include the townhouse project only. Staff has conducted a full review of the development plans and would offer the following comments: • Roadways The internal roadway will be considered a private road; however, will fall within a public drainage and utility easement where all of the internal sewer, water, and storm sewer improvements will lie within the easement. This combination of a private road yet public utilities is the same practice • used on Country Crossing Townhomes as well as Meadowlark Townhomes. Planning Commission 4 Derrick Investment Co. July 23, 1996 • However, the private road design will be widened to 30 foot wide road throughout the project. Off of that main 30 foot road will be various driveways to serve each of the units within the planned unit development. Some of these driveways are proposed at a width of 16 feet. However, the Fire Chief has requested that each of these driveways have a minimum width of 20 feet throughout the entire project. At this time, it is proposed that the main roadway that winds through the development would have surmountable concrete curb and gutter while each of the individual driveways from that loop road would have a rolled bituminous curb. Staff has had an opportunity to visit other townhouse projects similar to this one and would recommend that the surmountable curb be expanded to include some of the secondary roadways or driveways which are 20 feet in width and branch off from the primary ring road. Not only would the curb and gutter provide a much cleaner finished appearance, but also help facilitate the drainage of the parking areas and driveways as well as clearly defining the driveways from the landscaped areas. It is rather difficult to explain the exact location of staff's recommendation for the curb and gutter in a narrative form and therefore, staff would be prepared Tuesday night to illustrate for the Planning Commission the exact locations • that we would recommend the surmountable curb and gutter. Some of the driveways off the main ring road are much wider than a standard driveway. These driveways should be narrowed as much as possible. • Pedestrian Circulation The planned unit development is being proposed as a small community possibly intended for a majority of people nearing their retirement age that would like to reside in a active community, but not have the ongoing maintenance issues associated with owning a home. One of the other elements that has been noticed when looking through other similar projects is the incorporation of a pedestrian system that would allow the convenient movement of pedestrians around this planned community. It would be recommended that the primary loop road serving the townhouses include a sidewalk along one side of the road. Also, as part of the preliminary plat, it would be recommended that a sidewalk be constructed along the north side of Highland Road, as Highland Road is identified as a collector street between Freeport and Proctor further to the west. At this time, there is no sidewalk on Highland Road; however, it is anticipated that at some time in the future given the collector status of Highland a sidewalk would be included from O Jackson Avenue to Proctor. This sidewalk along Highland Road would also Planning Commission 5 Derrick Investment Co. July 23, 1996 • connect with an existing sidewalk on Jackson Avenue and eventually match into the sidewalk that has been planned to connect with Proctor from the Lafayette Woods Development west of Proctor. (See attached map) • Drainage and Utilities Please refer to the attached memo from City Engineer, Terry Maurer, describing the issues associated with utilities to serve this site. • Landscaping The proposed landscaping plan includes a variety of plant material throughout the project. The plan demonstrates a distribution of plant material throughout the internal portions of the project; however, could use some enhancement along Jackson Road. Specific areas of concern is the area between unit 11 and Jackson Road and in between unit 8 and Jackson Road. These two areas could use additional landscaping to provide a better living environment for those two units next to Jackson Road. Also, along the north side of the project, between the proposed single family lots, in units 5 and 6, this area could use some additional landscaping to create a natural buffer III between the single family homes and the proposed townhomes. A typical detail should be provided illustrating the foundation plants around each unit in the project. Although it does not clearly indicate on the proposed plans, staff would expect all disturbed areas throughout the project to be sodded and be irrigated with an underground irrigation system. Generally the landscape plan looks good; however, there is opportunity to increase the quantity throughout the project. It is recommended the landscape plan be enhanced throughout the project. • Project Entrance The planned unit development will rely on one entrance off from Highland Road that has an entrance drive designed with a median separating the entering and exiting traffic. Although it is not proposed, staff would recommend some enhancement to this entrance to give the project a strong sense of identity. The entrance enhancements may include additional landscaping as well as a monument style sign identifying the project's name. • Planning Commission 6 Derrick Investment Co. July 23, 1996 • • Parking The proposed main road through the middle of this project will be wide enough for on site parking on one side. It may be appropriate to include some additional off street parking space throughout the project. • Building Design Attached is information provided by the developer regarding the type, size, and price range of units proposed. There are also floor plans included for review. Park and Recreation Recommendation Please refer to the attached minutes from the Park and Recreation Commission meeting of July 10, 1996. Recommendation It is recommended the Planning Commission recommend approval of the III following: A. Rezoning approximately 13 acres from Ric (Single Family Residential) to PUD (Planned Unit Development) based on the following findings: 1. The density of the townhouse project is consistent with the current land use designation of MR (Medium Density Residential). 2. The project is served by a collection roadway and can support the anticipated traffic generated by the project. 3. The rezoning is a logical transition in land use between highway commercial to the east and multi-family to the south. 4. The existing infrastructure is sized accordingly to service the property. B. Preliminary Plat approval to subdivide 17 acres into 11 single family lots and 14 townhouse lots with the following conditions: 1. A developers agreement be prepared and executed prior to IIIreleasing the final plat for recording. Planning Commission 7Derrick Investment Co. July 23, 1996 • 2. A Planned Unit Development agreement be prepared and executed. 3. All comments outlined in Terry Maurer's memo dated July 17, 1996, be incorporated into the plat for approval. 4. The four single family lots along Highland Road be eliminated and the area be incorporated into the townhouse plat as open space. 5. Appropriate drainage and utility easements be provided throughout the plat. 6. A six foot wide sidewalk be installed along Highland Road from Jackson to the plats western limits. 7. Park dedication in the amount required by the City at the time of final plat be paid prior to releasing the plat for recording. III 8. Payment of the surface water management fee be paid prior to releasing the plat for recording. C. Conditional Use Permit for site plan review of a townhouse planned unit development with the following conditions: 1. The rezoning and plat be approved by the Planning Commission and City Council. 2. Comments from Terry Maurer's memo dated July 17, 1996, be incorporated into the plans. 3. The rezoning and plat be approved by the Planning Commission and City Council. 4. All comments from Terry Maurer's memo dated July 17, 1996, be incorporated into the plans. 5. The main driveway throughout the project have a roadway width of 30 feet. 6. All of the secondary roads off of the main driveway have a 0 minimum width of 20 feet. Planning Commission 8 Derrick Investment Co. July 23, 1996 • 7. Driveways that access directly onto the main road have their width narrowed down to as narrow a width as possible. 8. A minimum distance of 22 feet be maintained between the garage and any driveway. 9. Concrete curb and gutter be provided throughout the entire project. Staff would like to discuss the specific locations with the developer to determine the reasonable location to have this improvement installed. 10. A five foot wide sidewalk be provided along one side of the main road which loops through the project. 11. The quantity of landscaping material be increased throughout the entire project. Specific attention should be given to those areas along Jackson Road between units 8, 9, 11, and 12. 12. Additional landscaping should be provided between units 5 and • 6 and the proposed single family lots along 193rd Avenue. 13. Additional landscaping should be provided at the entrance point off of Highland Road. 14. A tree protection plan should be provided demonstrating the number of trees that will be saved in the southwest and westerly area of the project. 15. All landscaped areas shall include an underground irrigation. 16. Additional off street parking areas should be demonstrated throughout the project. These parking stalls may not have to be installed at this time, however, it should be demonstrated in the event that there is a parking problem. 17. A complete lighting plan should be submitted demonstrating the location and illumination contours of each of the light standards. 18. Each unit shall have a minimum of a double car garage as illustrated on the proposed floor plans. • Planning Commission 9 Derrick Investment Co. July 23, 1996 19. A unified mailbox design should be provided for easy delivery of mail. A clustering mailbox design may also be considered throughout the project. 20. The units developed in this project shall consist of those illustrated on the attached floor plans and made part of this report that have been provided by Derrick Investment. s:\planning\pc\derrick.doc IP • • MSt CONSULTING ENGINEERS July 17, 1996 1326 Energy Park Drive File: 230-261-11 St.Paul,MN 55108 612-644-4389 Mr. Steve Ach 1-800.888-2923 City Planner Fax:612-644.9446 City of Elk River 13065 Orono Parkway P.O. Box 490 Elk River, MN 55330 RE: COTTAGES OF ELK RIVER SITE PLAN REVIEW Dear Mr. Ach: CIVIL ENGINEERING: As requested, we have reviewed the information submitted for the Cottages of Elk River ENVIRONMENTAL development. The submittal included a Preliminary Site Plan, Preliminary Grading Plan, MUNICIPAL Preliminary Plat, and a Preliminary Utility Plan. The civil portion of the information was SPLINNING done by J. C. Johnson Consultants, and the architectural layout was done by Tushie SOLID WASTE Montgomery Associates, Inc. Based on our review of the submittal package and STRUCTURAL comments received at the staff review meeting, we would offer the following comments: SURVEYING TRAFFIC A. PRELIMINARY SITE PLAN TRANSPORTATION • The proposed private street section consists of a surmountable type of ELECTRICAL/MECHANICAL concrete curb and gutter and a street width of 30 feet back of curb to back ENGINEERING: of curb. This essentially gives 27 to 28 feet of usable street width. This HVAC could possibly support parking on one side, but not both. The entrance POWER DISTRIBUTION SCADA off of Highland Road will consist of a short stretch of road which contains SYSTEM CONTROLS a center median. The median is 14 feet wide and the road is also 14 feet wide back of curb to back of curb on each side of the median. The curbing in this area is a barrier type of concrete curb and gutter. We would suggest that, as shown on the Site Plan, the transition from the divided roadway to the undivided roadway is too sharp. This should be transitioned over a longer length. • Several of the driveway approaches to the condominiums are wider than 24 feet. We would suggest that the driveway access points onto the internal roadway be kept to a maximum of 24 feet to avoid confusion. OFFICES IN: • Since many of the buildings are set back quite a ways from the main lip MINNEAPOLIS internal road, the driveway access to each of the units must be maintained at a minimum of 20 feet in width for emergency fire vehicle access. PRIOR LAKE ST.PAUL WASECA 230/261-1517.jul An Equal Opportunity Employer • Mr. Steve Ach July 17, 1996 Page Two • It would seem appropriate to continue the curb and gutter along many of these driveways as they access more than one building. We would recommend that the Developers work with City staff to try to determine a reasonable amount of additional curb and gutter. • The street section shown for the internal roads is appropriate. Even though the roads will be considered private, they will still carry the same traffic a public road would see. We would suggest some consideration be given to slightly increasing the amount of Class 5. We believe that four inches of aggregate base is a minimal amount and five or six inches would be more desirable. An offsetting decrease in the amount of bituminous by approximately 1/2-inch would be appropriate. B. PRELIMINARY GRADING PLAN • We have reviewed the Grading Plan as far as possible, but until information regarding first floor elevations for the proposed buildings is provided, we cannot complete the review. • In the southeast corner of the development, there appear to be relatively • flat grades. Additional spot elevations would be helpful in determining if this area will work. • In the northern part of the development, there are drainage patterns crossing lots outside of normal utility easements. There will either need to be additional easements granted here, unless this common area has blanket drainage easements. • In the extreme northeast corner, the 962 and 964 contours appear to be missing. • In the extreme northwestern part of the development, it is unclear how the filling of the area and the creation of the relatively steep bank will tie in to the existing park area to the west. Will a retaining wall be needed here? • At about the middle of the development on the extreme west side, there is a hole at 937.54, which is not proposed to be filled. The question arises as to what happens to this area. Also,just north of this point there are two existing 942 contours. It is not clear what happens to these. • In the southwest portion of the development, there are four single-family lots in a relatively heavily wooded portion of the property, which according to the grading plan are to remain relatively intact. However, to complete the review of this area and the single family along the north frontage on 193rd Avenue NW, we need information relative to house types and elevations. • 230/261-1517.jul • Mr. Steve Ach July 17, 1996 Page Three C. PRELIMINARY PLAT • It is assumed that the sanitary sewer and water improvements in this development will be public, while the streets and drainage system will be private. Therefore, utility easements will be needed over the proposed utility improvements. • The Final Plat for this development should restrict all access to Jackson Avenue. • We question whether the four single-family lots in the southwest corner of the development are an appropriate use. The immediately area is primarily made up of apartments and duplexes. • Lot 4 in the southwest part of the project is a single-family lot which is essentially a corner lot. Therefore, according to City Ordinance, it requires 100 feet of frontage on Highland Road and requires a larger setback along the private interior road. • The Preliminary Plat should show the adjacent properties and their zoning. D. PRELIMINARY UTILITY PLAN • • The concept for drainage is to collect the runoff internally in a small diameter storm sewer system and route it to a pond located in the southeast corner of the site. This pond would provide quality control. It should also provide quantity control and then outlet into the existing storm sewer on Jackson Avenue. We would point out that the concept seems reasonable, but a detailed storm drainage design will need to be submitted and reviewed prior to final approval. • Sanitary sewer service is provided by extending sewer into the site from Jackson Avenue at the location of Freeport Avenue. Eight-inch diameter sanitary sewer is then extended both north and south to serve the proposed condominiums and single-family lots. To the south, it is extended to Highland Road and then westerly to approximately the plat boundary. To the north, it is extended to 193rd and then west to the plat boundary. More detail will need to be provided in the future on the depth of the sanitary sewer and then reviewed relative to other areas to be served to see if any additional depth will be required. • The watermain is extended into the plat from the same location. There is a 16-inch existing watermain along Jackson Avenue in the location of the Freeport Avenue intersection. This is brought into the development and extended to the north and south. There is a need to provide a trunk sized • loop from Jackson Avenue to the southwest corner of the plat for future looping between the northwest area of the City and the northeast area of the City. 230/261-1517.jul • Mr. Steve Ach July 17, 1996 Page Four One problem that occurs with this watermain is it is essentially a long dead-end. Currently, there is no reasonable way to provide looping. We would recommend that the Developer be required to extend watermain east along 193rd Avenue to the intersection of Holt and Jackson Avenue for potential looping in the future with the north end of the Elk Park Center development. • Hydrants appear to be strategically located sufficiently to provide fire protection for the entire development. • Additional easement will be needed along the north end of the plat along 193rd Avenue, and at the south end along Highland Road to accommodate the sewer and water. • Since these are condominium units, each unit in a building will need to be provided with a separate sanitary sewer and water service. This is in accordance with City Ordinance. • It is not clear if the development is proposed to be phased. If phasing is proposed, it will have to be reviewed relative to utility construction. E. MISCELLANEOUS • • Together with the utility improvements at the south end, we would recommend that a 6-foot wide concrete sidewalk be constructed along the south plat line from Jackson Avenue to the west plat boundary. This sidewalk should be constructed approximately one foot off of the right-of- way line to eliminate disruption with future road improvements on Highland Road. • Street lights should be required. A public one should be installed at the intersection of the internal road with Highland Road. A minimum of three additional internal ones should be provided for traffic safety on the internal road. • It appears that there are 55 proposed units in the condominium part of the development. Each of these can be expected to generate an average of four to six trips per day, assuming they are for seniors. This would indicate that the entire condominium portion of the proposed development would generate approximately 300 trips per day. It is reasonable to have this much traffic with only one means of ingress and egress from the development. In fact, it is probably better to have one point for access rather than providing an additional access point to 193rd Avenue also, which would allow for cut-through traffic and create more of an unsafe condition, considering the number of driveway access points. • 230/261-1517.ju1 Mr. Steve Ach July 17, 1996 Page Five If you have any questions regarding these comments, please call. Sincerely, MSA, CONSULTING ENGINEERS r;ee>y6yi,(Ceezeal Terry J. Maurer, P.E. TJM:tw • • 230/261-1517.ju1 • ') May 23, 1936 Stove Ach City of IL ik River )ear On Hdey, IMay 1/, I walked thru the forested area located at the NW corner of Jackson and II lighland to assess the forest condition and species composition. trite ia ocated along a slight ridge with some depressions present. fie forested area is approximately 3 ecrea in srze and the majority of the area is in good condition. Ac indicated on attached sketch of site, an area of dead oak is located in the southern pan: of the woods. III he dead trees do not appear to be a result or oak will: and no signs of recent die are present (most dead twos have been dead for 3 or more years). The primary forest species present is the bur oak with average • diameters over 12 inches. Some significant-sized red oaks are also present with come diameters over 20 inches. Other tree species iindudo bmlklbc.Nrry, boxelder, cheny, and ash. Some young pin oak regeneration is occurring along neat edge of forest stand. 'he area marked arc dlead on the map has large fallen oak tree that pose a StAtoily hazard and tihoulld be removed .. Rernalindng toRmilt looks in good shape with many healthy, mature oak, some, newly established oak, and some tree species diverchty.. 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FULL BASEMENT WALKOUTCO V GRADED FOR 7.5' DIFFERENCE FROM BASEMENT FLOOR ELEVATION F-- z z N) TO FINISHED GRADE ELEVATION Z .i MD / Q LLI(n s N MFB.SWO-MODIFIED FULL BASEMENT. SPLIT WALKOUT I-.- a TA GRADED FOR 3.5' DIFFERENCE FROM MINIMUM BASEMENT FLOOR ELEVATION TO WALKOUT FINISHED GRADE. THE GRADED DIFFERENCE -7 s >0 FROM MINIMUM BASEMENT FLOOR ELEVATION TO FRONT FINSIHED / GRADE VARIES FROM 5.0' TO 6.8'. THESE LOTS WILL REQUIRE THE Z Q 0 Q DIFFERENCE BETWEEN THE GARAGE FLOOR ELEVATION 6 THE FIRST o 2 m U FLOOR ELEVATION TO BE INCREASED BY 0.7' TO 2.5' OVER STANDARD ( ' Z / DESIGN TO ACCOMODATE A FULL BASEMENT HOUSE STYLE. Vco z Q Z Z / O ca-liii s� TYPICAL LOOP STREET CROSS SECTION -- 30' ROADWAY l2J G (NOT TO SCALE) Z H-_c N n. / = V3 1t1•D Q Jei / -__R/W-__ 0 I� 10' - 0' 15" - 00- _ IS - 0 HY - 0' e / Lg _..13 0 13 -Q I_, U b L TYPE D-412 CONCR TE CURB 6 GUTTER e a / �� w I 6' CROWN 14 _, 100. • / Y W' 21 PP.e -J-_-_. 100.00 .99.DJ 100.23 vl , 1:5 le L = —I-I/2- MN-DOT TYPE 41 BITUMINOUS WEAR COURSE / a 0 MN-DOT 2357 TACK COAT 8l 60 - 2 I/2' MN-DOT TYPE 31 BITUMINOUS BASE COURSE %q� 712 -'------ 4' MN-DOT 2211 CLASS V AGGREGATE -BASE L c€ U COMPACTED GRANULAR SUB-GRADE % ' W' I Y A rYfS ,- NOTE: ALL PLANT MIXED BITUMINOUS PAVEMENTS fib:= SHALL CONFORM TO Mn DOT 2331 SPECIFICATIONS s' 2 ALL BUTT JOINTS SHALL BE MILLED l•r on ACCORDING TO MnDOT 2232 PRIOR TO L=• - ' �`j-- PLACING BITUMINOUS WEAR COURSE i YiE RI00°0 0S TYPICAL ENTRANCE CROSS SECTION i te' 1 WwL )NOT TO SCALE) $PF a 0 ,I.,I_____ 19'_0_ 14 0_ _ yII 7-0'17-0' 14'-0' 9_ S� s .ti �/ so._ 4' t-II r-e- l o- a. 7-0' 1 w 100.75 � - -'_�-' .x.76 100. 100. 100.5 100.0 100.3. e 0 w 0 a-, 08.5 :-61' i d �O c I fl+Ms...- �aF CURB PV- & . o d r 1aTlXa c.e. R-616 /nIMIERi w>:ti'J6 CURB 8-616 1.1/2' MN-DOT TYPE 41 WEAR COURSE ' I CURB �- MN-DOT 2357 TACK COAT '•e • 2-1/2' MN-DOT TYPE 31 BASE COURSE EN �� 4' -MN-DOT 2211 CLASS V AGGREGATE BASE / 6 //^� COMPACTED GRANULAR SUB-GRADE NATERINIX V W414.- tKja I RI�-n Q I 9'�g°933 TYPICAL DRIVEWAY CROSS-SECTION - • • �� (NOT TO SCALE) CC J ¢ Z W EVE*. x Q m u�ERI Ado 75R.IJ !- J Q (x LL W O -- 1- Tn //')� • ROLLED 2' MN-DOT TYPE 41 WEAR COURSE C2 W BITUMINOUS 6' MN-DOT 2211 CLASS V AGRREGATE BASE ]C N W - CURB -COMPACTED GRANULAR SUB-GRADE GUJ )- of CC sT°o LL W O Q O Z = LLILU § � < _ < F- w I- • � et O 0 =` U d U w L'; 2 Mn0 50 100 X 1.1 1 1•Ii1 ,1TOTAL PARCEL o 747949 sq It a Graphics Scal. 17.171 acres. `a1 (in feet) TOWNHOUSE PARCEL N Q -DENOTES IRON MONUMENT 13.689 sq ft 13,889 acres. .... 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SWIM g4 - .., -a . • • 14EXISTINO CAI kailifiZillibiligiel- PR __... ...,- , ,..-- --, W"-- "".--K-EDGCMIT s''''' _ , ... _ _NORTH UBE'F ILCUTH IFFIB,FEET H GHL AND-- 1 ROAD - OFSV4SEC277.33.R.26 51 P1 -3(1 fre' ,yyy IF ai 8 �-�' 86 �-' / ). 1 I II TZNNSO 11. II � — i 7 R�Nk NVi wgar '' ` NO J/IckSON \ I 1 -a .s, `Tr,4.- Tushie COTTAGES OF ELK R I VER Montgomees SHEET DATE: .rwy<«.q rb,�n�p,R.<dk„� r, Associates 2 6/26/96 PRELIMINARY GRADING PLAN '”' °'"''"'ars"'°� E J C JOHNSON CONSULTANTS, INC. Inc. M�,",R':s'"` SITE PLANNING AND DESIGN 5 9 0 ECT 7.--C 6601- 75th Ave. N. Brooklyn Park.MN 55428 , 950302 COTTAGE HOMESTEADS OF AMERICA ""'�`°`" "'°'°°P`"nni""' ,a-saao<¢co Elk Ri.er. MN Rog.No. 1154 aa„ Phone: (612)566-6158 FAX: (612) 566-4374 3300 Edmborough Way, •801 Mimaapolb,Mmsota 55435 612-830-8208 S, T 1 A ,.._____ _ s _ F I- L_ < R V • , 93RD AVLNUL ,---LINE 'B' N . \A, . EDGE OF 1....4.87.16 — 9.29 brk9_,1 "2.,11-6---- Si8-9°2-T-T-C-T4 379.56 80 ------. 20 80 80' 80' 80' --- . . 9' BLOC 1 3 _„- 10'4-yr LOT 3 LOT 4 LOT 5 LOT 7 :!....-414. 0 I LOT 6 Ii-' LOT 2 LOT -..2 n ..^60.^,•T., ,, ..,i.1.. .IR f.! . . )1200 ill ft 11200.q ft , 11200.q ft - 11200/1 ft: 65..1" .!..... . ' . .. . ... ID 80 0' 80' 80 80' 114' 286' 95' 174' .15; SCUTFIL55E CF NM V4.SEC 27 0 .. . . _,-- -\ ' - . r• ' .4. \ , NORTH LJNE CF SW V4,SEC 27-, • ' t.-, \-. •!-.1 \ Tr; / 1-- --. c, "----,r.- a1---- --, _ Nr „.44. 0, ,„. / , i it,, / I..'"•, \ \ .... V--- ,.; . t7-73---1 --E ., -- 1 . -------(4)--------1 1 . i II--------- --- ''' ' -.. ' .-......___--(.?r--\ 1 , . , _.,.. ' - L S8925131/ , • \ .„6. \ \'_-: - . 101 \ 1,r, N .. r - zir t ,1 .,-- --r, -, v._, .. \ • , ,,,,. \ i 1 -1*----•-ii I v _, 2613' 138' , . -., / : 1 '---- iPo. . - , l •-') , .., .'' ' -- / - .2. / r . \ s•,,, /•,b. 7---., / `''--, • i C \ `--\,„„----- 4( - / a.i. N / .,., , , \ v,- .. .. , , __„.... , r \.......... ,..• ... . ,o. ,,6y ;-... , , : ,.. 307 7V2/.\'' . ,<5\\>> / .6 / ...: Z 110 50' . / 80 80 • I2. • ... ' I . ) •' . 86. 37- ( . ,,,,.. ,.„ BLOCK I _ 19210 sq ft . 19210,, It 0 18000.q ft ,6000,, ft 1 ' \ t' \ 74 7. If ri. LOT I LOT 2 LOT 3 " LOT 4 I I 4 , 1 70' 1 22'Y NURP POND 0 °N 0• O. " B ... 80 .. . 80' . .. 80' 1 I '....' 320' S89'2104V 639.66 — LINE 'A' ----- NORTH LINE OF WOUTH175092 FEET H I GHLAND ROAD --CFS441/4.SEC.27.7.3aR.26 Y f? TYPICAL LOT R era.('r - :a - 7.74.9°♦—LOT CORNER ELEVATIONI da,ate Lr 5 LOT NUMBER g d p c 8€ Q DRAINAGE EASEMENT i.-..3 ;«iS 1 I DRAINAGE ARROWS �y I. $,� ers els ' LOT DIMENSION c� a. n 'x WALKOUT GRADE ELEVATION ° 66 �: I IIF APPLICABLE) * o 875.7 f—SPOT ELEVATION $6 —'-- '"--"---- ' '3F$^ 1 MINIMUM BASEMENT FLOOR n 2-6 0272 1 Pi ELEVATION Ii 8 g / 1 FRONT GRADE ELEVATION %oF • e7,. ••L - J87x,Ic (GARAGE FLOORI /\ / DR T. ANDREW'S o/ 0 (L ' SE.SWO-SPLIT ENTRY. SPLIT WALKOUT Z N / GRADED FOR 3.5' DIFFERENCE FROM BASEMENT FLOOR ELEVATION TO FINISHED GRADE ELEVATION Lel,7 EMETERM /' FB.FWO-FULL BASEMENT, FULL BASEMENT WALKOUT GRADED FOR 7.5' DIFFERENCE FROM BASEMENT FLOOR ELEVATION o b /! TO FINISHED GRADE ELEVATION Q !/T L Ul MFB.SWO-MODIFIED FULL BASEMENT. SPLIT WALKOUT I— p0 d N � GRADED FOR 3.5' DIFFERENCE FROM MINIMUM BASEMENT FLOOR ELEVATION TO WALKOUT FINISHED GRADE. THE GRADED DIFFERENCE D Z s 20 FROM MINIMUM BASEMENT FLOOR ELEVATION TO FRONT FINSIHED (i) < p GRADE VARIES FROM 5.0' TO 6.6'. THESE LOTS WILL REQUIRE THE Z 2 Q / DIFFERENCE BETWEEN THE GARAGE FLOOR ELEVATION 6 THE FIRST Q Z.... FLOOR ELEVATION TO BE INCREASED BY 0.7' TO 2.5' OVER STANDARD U Z /DESIGN TO ACCOMODATE A FULL BASEMENT HOUSE STYLE. Z Q Z,O / Q a •46, Cn W Q'Mt Z F-zcV P/ n ill I612 %I G ill 8 • 1114 CO_ (Tv 30 •o V� `l Q U CC J W 4 ,` a Ce LL �� >I — 0 I- 0 — < Q Z_C Y d W -J_= W r V~) LL Q 2 O z O N — W M W s 0 — 0 i 4 J 4 H W ~ et O CX O (JC- U w GM 0 50 100 PARCEL H o „I, I, I 747949 8 q f t o rn L. 17.171 acre. Graphic. Scale H `^ lin feat) TOWNHOUSE PARCEL i.-(7\X`�' 596304 I ft N M 13.689 acre. o -DENOTES IRON MONUMENT ( (, 6r) ...._. TAN- S IF v� I- L < PIVE 193RD AVENUE N . h' . • ---LINE '8' ��g7 c� E EF 811 9.29 L 19 6 w `" i- !E•' G `_ = -*-°io..____ _ aew V,, • 'AN'nxT ' / /' - — . L d . K ' 3ti / / I I *''"' ////- e3 '� /• �� T' •' 43- ,g - toT, f- ' /L /—-- --L0 S I• I 'COT 4 \ \LOT 5 \ ;LOT 8 I I LOTS ." /LOT r \ \ \ 1* / I �1. 4, / / 1 / , / I- I i +,ease i - .... / O� +C. ) / - • �� / ,• ...... I / / / / ) /) + ,,s .-. - r ' / / / t SIX,,,;LB�'�r•,w4.�C 27� , — — L �=� S— ;3� T , — T ___.f___________424 NORTH LINE OF AS V4.SEC 24 , d C \ , /' 1 -1 t;i: . + . .+WA + 4.1. / ' _ i 4...1 1 •' r / / / \ '' o 4., \ `� \ \ ./\ \ /' I // ) \ % / / 9r • \ \ \\ I ,/\ 4 ''\ / / 4 \ N* $ ( ) 1, r.Ei •1m y ; ,, / I 'A 11.• 4 '> �/ *aWe 1. -�I A iai\ t'. 4\ /� ?-- A I I I :\ /1 / // /gji ,u l 414'''� �/-' �� \ \ \Z '` S89'25(13'W''. 1 ik 316. ' I r ; *�„ +eai�ie\ \ \ > +e;ze,I ', `\• / _ ___ _ \ 4 \�\s \\ \\I \\«i1 /1/// / .' /'N/ \ \ I • a. . i . ___. mea \ / \ \ \\\. - .' 130 .\ .Na ! i 7 8i.\ , .0 i+9(+5. yuw \ / 1.... 'yy'9B%+ `\ of' 3 I ' ' +werS, \\�. '(\•-re,,,, *r — f \— N , N n / ucr. .. 1, 1 /.B \ \4,1/4h. \ I-- - - ,._ I f Z I i it / ) - `w +� - ., , l / 9 91.2 i /' a�a mese +gym\ pppp m/ �/ * - 4 N \ \ *en,x\ / EDGE, *IL \'tau l .,� / / 4., ,\ ' \: CR i 17/ ,f-/01 . 7,,, i v v ,1. ' \ \ as -a + __-LOT I �� LOT 2 L�T 3\ LOT 4 I. I' /,aT 1' * \ \ \ N + IPA I N '� / \, / S-}'b'as91..r • Loi P ' \ "III. '' .RICIRP # ''1 • , - I // a> ° wnr T a• - 4 ,.%, °� sTw�.�sta+'wa mncN t►w :5.acv`,`tea. - v+ OMIT -7- - xs— r'.1_.'IA 4:alo aaxs fox r sr we. EDGE O BIT S89'21 CI#'W. 63e..6 aaw LINE I A ---/ NORTH LFE OF NIXfTH 1758.92 FLET H I GHLAND& 1 ROAD `"OFSNV4.SEC.N.T.33.R26 /q 1 P pi 0 W. -Bas-- 1 _,. / /[ I I'4 7> //L) SO/ 1 � dr� , \ pa AEp , fTp % - — g ®— N/G e9 zco ,. " 0 • 20/ ��-� �' op. kp JAlCkSON \•\05' i O'9 Tushie Montgomery SHEET PATF: COTTAGES OF ELK RIVER I a .4"LC::a..�:7-tr:,.«.»` �d J C JOHNSON CONSULTANTS, INC. Associates 8/28/98 e,'or seer diw(:r,a, c.g:.«..e.' 4 PRELIMINARY UTILITY PLAN SITE PLANNING AND DESIGN �� pnaEcr N2. C 6601- 75th Ave.N. Brooklyn Park.MN 55428 950302 COTTAGE HOMESTEADS OF AMERICA '"' y Designers SPOO.Planner. R. 1154 D•,•t(u 0e. Phone: (612) 566-6158 FAX: (612) 566-4374 ER,i L.G,D Elk River. MN 9 3300 Edinboroegh Way, M01 Annaapolia.Mrvweota 56435 612-830-8208 /O 1c13RD AVENUE N.W. 0 LINE '13" Warrre NT \-- ,2N6 w " . , q.29 �'\x .-.or r. ,qBB- I M� 570*04107" 502.72 0sLO4 3 LOT I xi- 2 la tcn LOT 3 LOT 4 LOT 5 LOT 6 LOT 7 ST. A 3 CM Val rr r rr 9 to CLI G SOUTH use of w+v�,sec. 6 w - i +J►i� r1�� �r Naen+we ar sw v4,sac. ` 00111054 ,�- a^ 7 424.20 co— avrtg.tiroi,..Wwit. _4 . ,i. . LCD WM''' '164J * 1,'T 4%W ON Ti 40" *klit 0 intiliniA 111 0„ �! 1r* $4iii! . 589*25'I3"W 316. lio Pin I .. p,.,„.Niesillittr ,_._ 0 .....near , „ i,.,,,,,,,, . , ,,,.. .mm1 efi' taiMet Armi. ATagniek-----411 -"2- 0 umeMptiP0 iii -:7'---'' 2._4- 7iir 1.,__set-b-soA, • pw. al ' PlairtalW*# ,,,.., 0 / :� �tiff ,Wrifil viiiivANN*).-:..,V/44 . ir, 5� Imo4:ft § 4001 logir\04-.4 %-..ove°41:07-11-- 71 * eiret'ak°1161:, Ifi.,;:er..-4"4",, p424 .4. 2- 7 ,41101pAreitsk, :// 3s. 1_ _ ovelliily. ill* Cr N.,. 7,4,1 S....4-- -:--:• mr....p,m,q-y...„,;. ,,, ./.? Ae . SIV1 / Toi . _. ii 1 FtEri Tn., .• liteti)S.....* ' v lle, 170,0 . ..‘ •��'4, w 73 *a 0 4i4N044 IINW ,,„ - -A., fr. . ., 0 4 fo!‘ ,,, ,.. 1..,.. .. ii _‘ ,.0 . .444 4/hti'.4,'* Z- �� BL0CK 1 144*-\4 - ' III it*kN,,.V.i.-. ,7 . , �.i�' LOT 1 LOT 2 LOT 3 + LOT 4 /� / /„ i ►( ? c "�` `��'W eoce of 4 � S89*21 04'N tY 639 .6 • ..„....i...„....i. LINE " "HIGHLAND ROAD Or SN V4, MOUTH Ift,R.rlet 26 O1 LANDSCAPE PLAN 0 SCALE r- so•-o^ "-JO)-,1 ) /OB p4KD m ROA* Ni y �� e� x x Gy�A Y No 283 a X 2a/ s 41*7)y 6p�Tr -20s, O$ 77 1 ligHt .,''; '.; 13 -, r 1 € 1. 11 K rn N h N V I-- - 4' 4 V` qNq � tri • • • • CALIPER • • • • i+x*+r srnv 866 2 GALLON 3 GALLON 5 GALLON A 6i m -> 11\\\ (i' 1''' I r. 1 i i Iraq/ trim I} .--*--%.* COTTAGES OF ELK RIVER t I. 4- '4' dig* 1rg ELK RIVER, MINNESOTA i T 4 �O w4 I i 4w C-71.) 6 514 :a1 11 3- 1.1 PREPARED FOR: 's ill� " S =5-"s COTTAGE HOMESTEADS OF ELK RIVER, INC. ......iiI ,ia DERRICK INVESTMENT I O. iv, IN( • 7301 Ohms Lane, Suite 560 Edina, MN 55439 612-830-1320 Fax: 612-831-1215 July 8, 1996 Steve Ach City of Elk River 13065 Orono Parkway; P.O. Box 490 Elk River, MN 55330 RE: Elk Run Dear Steve: We are proposing to build a variety of four unit one level condominiums for seniors 55 years and older at Elk Run. Subject to the market demand we will be offering five floor plans: • • Cambridge - 970 Square Feet consisting of two bedrooms and one bath • Dartmouth - 1 154 Square Feet consisting of two bedrooms and two baths • Devonshire - 1 175 Square Feet consisting of two bedrooms, two baths and a kitchen eating area • Heatherton - 1412 Square Feet consisting of two bedrooms,two baths,a kitchen eating area, vaulted living room/dining room with optional sunroom • Edinborough - 1595 Square Feet consisting of two bedrooms, two baths, a kitchen eating area, a sunroom and 9 foot ceilings throughout Prices will start in the$80's for the Cambridge and will go to about$150,000 for the Edinborough. Enclosed please find floor plans and elevations together with some photographs of some completed units. I hope you will call if there is anything else you need. 2.-/1 Roger Derrick RD/gw • Enclosures ■ NOTE PLANTINGS ARE AN --'\."----7— AVAIL ABLE EXAMPLE ONLY ATTACHED GARAGE WATER fj ..' IS INCLUDED IN PRICE SOFTENER • r / I, t�Til-tTY �a • �' I , �ooM� . _ ii 4 - I '2... WH �1 ks AVAILABLE I PATIO AVAILABLE 1 GAS FIREPLACE PORCH I .� = LIVING ROOM 13'-0" x 22'-9" • I I , BEDROOM IA. --.— DINING ROOM ri ----r-- 0 .---4\? IN kA-'IV VA .LINENr—jt. HALL 1 :1-1>h, ! i i• , i , i T ' ° -- .r I KI bHEN' + MASTER BEDROOM i� ?i n o x 10 o f O 12'_3•• X 10'-6" —1-1T` .---1 i j i- ---z. -AATH J I. ...F., . t . : it Imo i i AVAILABLE PANTRYJ18 CU.FT. STAINLESS STEEL WASHER REFRIGERATOR SINK W/ DISPOSAL & DRYER DISHWASHER ELECTRIC RANGE . W/ MICROWAVE ABOVE , _ THE CAMBRIDGE TusnK MAS SM.045 2 Bedroom / 1 Bath ,.11 ," '' Inc III .7.-.:1....:,....::-.1.7.=: 970 Sq. Ft. ��M1��`te �� Gg-,,,,ive, _� ,,.,, V/1130,1106 Room ;av�4:o d.o•,_co earl.o....••..,. , o esteads uIAJ1ICn (1. IIK 'loo y., ..4v..am.et aro •np.p....n:.w: ro,a.a a�•..W+^ .o.-Oa, A, ATTACHED GARAGE AVAJLABLE IS INCLUDED IN PRICE WATER SOFTENER V • NOTE PLANTINGS ARE AN - ' EXAMPLE ONLY • w ' ti t 1 AVAILABLE I GAS FIREPLACE I J / AVAILABLE PATIO PORCH LIVING ROOM 'g 1 13'-0•' X 22'-9•' I r I— --�— --,.., .41111t a- I i -t'BA1H.... t I BEDROOM / ---.4...... _-� ' — —1 12•-0" X 11'-3•' \ `A— .-. ..:T-F- O LINEN vv./v/1DINING ROOM HALL 1 SHELVES W " I 1 I o .�_. MI f�. AOI:..1111MASTER BEDROOM ("LINEN0 I :15'-O" x 1O•-3 } �-' I .. _.*..-�_.._i.:............__.. BATH �.t ._;_, . ,_. . I I....... .. • - ....M 1 1 1'. *V 0 _... o);-, .—18 _ 1 _t_ I AVNLABLE--- PANTRYJ18 CU.FT. oTNNLESS STEEL WASHER REFRIGERATOR SINK W/ DISPOSAL & DRYER DISHWASHER ELECTRIC RANGE W/ MICROWAVE ABOVE -- — THE DARTMOUTH Tosnie moatQOT2/Y Associates inc 2 Bedroom / 2 Bath >'::9: :: 1154 Sq. Ft. t 'rY�IF b 96 R ' • «v • e a 55.35 ll` '\VI N +l eft�5>oeton q�e...ee,�p. G.,e, sem AIT. ". b. sae. :. Ceei.• , ` " e' o esteads ..—o' : 2lfVl Americo. Inc ro. oro•oM9e:•oa' 195 NOTE PLANTINGS ARE AN 18 CU.FT. STAINLESS STEEL EXAMPLE ONLY .-- .— REFRIGERATOR SINK W/ DISPOSAL .. � ATTACHED GARAGE IS INCLUDED IN PRICE DISHWASHER ELECTRIC RANGE • 11.\ W/ MICROWAVE ABOVE . +--,1 70 AVAILABLE I '—i r. ri t K CHEM 1 0.• PATIO . . ,1f' T I 1• ._ .. - t. j r 1 4 I3'-t X 9.-3T 1 Lj� I L. t+ a /%/ i--14-----14af O L...' c--1.---t-1----1-T I • s _ DINING ROOM 1 I II lj - PORCH /.\ I y �$ ..4....;..�: �_ .,.r .:. VAULTED CEILING BEDROOM . ..11 . - 1 IIt . I L. O .i...._ . -i LIVING ROOM ,.. III r , HALL !I 1-1, _. OPTIONAL SHELVES 1 i CAS FIREPLACE AVAILABLE WATER— F.--)� I ■ . ..■.. ` • FTN aR = MASTER BEDROOM I ■■■■■■■■ • I■■■■ in•i !■■ ■■■■ ■■■u 1 BATH •O lIIMIII Yy _V % - MO = O • uI i1�� w DI LINENr AVAILABLE ASHER & DRYER ,.o_ THE DEVONSHIRE Tustue "°n`9a'�`<Y 2 Bedroom / 2 Both Aff Onle (JJr Inc -milt_ __a....71:::....... 1176 Sq. F t. 1]•�`�l ik .% • 4-I g'44 Gg-r,11 ei, •� s-...o.o-._._ro,aro eoe.e..rol. o esteads Ceata,aap•••‘. ea~,, M ce ,en,...•e.<e.ro er of America. Inc. Ceo.•e^ gf5 a. •uoa,po,•,r l V.ecrot.t.a•c • • • THE EDINBOROUGH 6 1 i .' mm. ,-•., ...,, ,,,,,,,..,, __,... ALK-I E.:- : ,, •'.....;._ A ., kt5 403.i.:Pik I ri, it." OSE IN- 2 Bedroom / 2 Bath . :•:-;•IT; -"',.-"•1,'1'--:'71-•--- : - I:777 t.:,1,-•-' F------"h tt. MASTER BEDROOM 111 16;;;),: t., ii :: 16,0- x 11'-0" 1595 Sq. Ft. .. ..........,‘77.W tr. i...,57r9R-ip',E: 7 1-7.; • .7'.7'71,‘ .,. i f,,, F URN .•..:,.;,,, I '• i: ::; ! . • , ,, I I. An .,,,._..... .,1..... .. waix .1.,.!.... .,.,.,:,,..,., -- ----1 I I I • -,-,-, -::,,...,:,....,.‘ 14 AVAILABLE, AVAIL ABL ) —.....ell .•MO FRENCH ' E WASHER & DRYER 18 CU.F T. ...,. REFRIGERATOR 1 ' /1011 cm law ' gig •- AVAILABLE I WATER SOFTENER SEE THRU FIREPLACE -\c".---- SUNROOM/ SUNROOM/ ELECTRIC RANCE "'r ra. FAMILY ROOM AvAILABLE FAMILY ROOM wi MICRO.ABOVE I -'' Iji.-1 ,...:.... :444 Y. . a .,..i.,...1...w.,,. .‘__, BEDROOM OPTION A .. SEE THRU OPTION 8 FIREPLACE-' 10'-0" x 16'-0" i - t: I I71-4/ 10'-0" X 16'•0" .. DISHWASHER 10'-6" X 1CX-0" ,____, . ------- 1- 9..-0:x II4)--0:• ;t 716 11 VAULTED CEILING VAULTED CEILING STAINLESS STEEL igill -.111-LI•• 1- --tr.- = SINK W/ DISPOSAL --.4-4-.).•I-,:-.. •ik =1,---. .-- 0 in _ GARAGE . , . . . . . . • AVAILABLE =1 A 11 20.-0" X 23 "1'-0" ! I FRENCH U DOORS--------1_,/ I -, II ff " T It:::: .:. LIVING ROOM ... ..;'..-.::.19)-0" X 7-6*..;:. 18'-6" X 13'•0" L_\______ 11'. i- :: . ife_...-. i.-_,... SUNROOM/ 11-1 . --- . ;•.z.;,t :`.'...".!....CO j;4'..K:4tT. HALF 0:1411V;;;- t?')0.''••.'U* --('..! WALL FAMILY ROOM .•,:...7.s,.........'io.:-..i......no...i. . .,:.....:..,.:.. lo•-o- x 16.-o.. .. ,:•' .... ... el.. It .i•. 0.0a%:.:ry!.- phi, isiWp.. , I ., ..0.:... ::.. VAULTED CEILING -w.....;:i.... .:.•i, ':':'0/019:: -191 DINING ROOM Gg 'life ..% ;,...0..0i,.... )1 •- ..... • +11A111;1- , •‘,• o esteads ...._ .. . .:, :•":::'...111*1 ,...i.' •L.... . ,.....,,.....„,.... .,....., _ die of America, Itic. IIJ • '••• •Cr:..•"7 •.:: 7..'•:'... . ..'3. ••• • r 1 Illi vt't- v.'•''.: ::.::.'.:. 9"" 'AO-. ;.•:: ..: ?.•::::...i f.:', :',....:::... ...7.?:.44),.::. PORCH ••• .J 1 . .... .. . BNB i .111"..04, ..c -. : :., 14111F E IMINATE POST 1711 P11)).301Fir ...: p& HTIAN0 DisRAlpuil IFLT .. Pitlier. .:•A 1111111.11111111111111.11 ll /WI"7- '•':,.:':I.' •L ,':.•;;%,').„;':%,:•.'•*4A‘i',...;/;;;I:i',..tiiiii:N.Vii'f..1.44'i' M'41.1.;.M.`4.4.1:1:,1•Wi. ' . AVAI ABLE ;:....•! ..5:....:.t .:,....i:.". ;f...:::. .: •.......i.VYAI/Yr. ;•;;;...,.:2i: ::. ::.....,::: ). ..!!'..4.44..' P• 10 rk‘.• •:...:.•••.. "Cinnli...... ..i:i....-..:..... **".•':•4f:•;:::.A.:::-:;.::.:..j';:f1:':'•‘.:::•'"..":::':';';'::: :... ::•?.:y.:::1..,:,..:1 .,. )' Tusnit Montgomery l'•' ''',. ...".‘.'...4 Vi .• .lai:':;::".. ASSOC.OWS IC NOTE)PLANTINGS ARE AN0 AM EXPLE ONLY ,995 :••i.•::0'''': .(•• • :.:•••:>.:.,,..7,.:,•: ...,.. i......?... ... ':•••/•,,. 0 „ -,:,„---_,-..i...-7,..,0!,,,,---4- .. - MO t aroo•sp..we, .6.01 '''..i......::',....0• .'!•, .•—.--.••i•l•-,',,,-.,.:-',-..-' -1- ::..::' ..............vs.. q5.3! 11,2,830 8104 . ::•::•,•':.-7'"i,k” . ,,,,,'?, • . • • AV AIL ABLER i 0-- ,�� � I t ® Q� � I WASHER & DRYER ;; ;•I :AIR WATER SOFTENER .. d - /i i ..- I'+ • I 1BEDROOM- X1 " SUNROOM/ 0 I (. I FAMILY ROOM t OPTION A GARAGE ` .1 ..i 12'-0•' X 14'-0" 20'-0" X 25-0" 1 _ 1 -i - - VAULTED CEILING 1. I IL_: C_ 1•'1+4-.1._.x..}.1-, , 77::: ... 1//1 1 I' I '_��AVAILABLE ELECTRIC RANGE 'I. v 'r, AVAIL r SEE THRU W/ MICRO.ABOVE .;•IO 1-0 % 14-0 ' y + I .1.,._,"":11' L.; t~I FRENCHABLE FIREPLACE 1 - DOORS -="=!' SUNROOM/ DISHWASHER I .JI 1::': 1 ■� l� '4""-`I 1 �: t � �FAMILY ROOM '� STAINLESS STEEL °"' - • 11 LIVING ROOM SINK W/ DISPOSAL '� • _ -•.'}••' — rc : r j 14•-0'• X 18'-0•• �� '2'-0" X 1a'-o^ 1 �'= VAULTED VAULTED CEILING AIH CEILING REFRIGERATOR -!-� p/�/ �� _� rOil�' It I�_i.._ ..i - .C. , _ DINING , { T;. 0.'r PORCH T AREA `[ I 44 -�1 MASTER BEDROOM l,E, AVAILABLEI I Gg- AVAILABLE N 15'-0•• x 12•-0" '��� PATIO .•:7'...• ....... er • FRENCH /4. — W K-IN ,_fc.) DOORS SUNROOM/ r FAMILY ROOM 'SL:r,:4:•;'r•<(.,x.:•.w,....,,.,• ':'+ 'LOSETL 0 esteQC�S oj�,ne»ccr. enc. r a:'•;i%r Y mss• 1 1 -- OPTION 8 i VAULTED CEILIJGif' :r• '�{' i' CII):'.; AVABLENOTE PLANT SEE THRUINGS ARE ANFIREPLACE EXAMPLE ONLY I , 1 %sr,: monrgom<ry THE HEATHERTON ""°"°tes ,�. ,�ro. 2 Bedroom / 2 Both .>.wisr.o,,.,,,,,,.n.. w- •' -• ^T9 a moea:ooa`,:::::7,::,.r:::, )0(6.560 0 w aro solo ". . sr e>o eV1605 Sq. Ft. ,,61rt•a 0,4,,oapei...' 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F... 44411441 :00:1N11111111'� - • 'Wiliam1=r.1 _ 11 2 E i .----- ^'' C9 ti D L Di 0 i Z > mtFTof • 04 Di.1.1'1 li�ll�i��1��41�4,;1;1;1;� CD 0 1111111111111111111 ,;,1,111,;,111111,111,,,; rr, lwrrrl 11 1 41�1I'�IIil11.IM.14 r. Pursuant to due call and notice thereof, the meeting of the Elk River Park and Recreation Commission was called to order at 9:01 by Chair Dana Anderson. 2. Consider Agenda The following items were added to the agenda: • 6f. Mississippi Oaks 2nd Addition dition COMMISSIONER DAVE ANDERSON MOVED TO APPROVE THE JULY 10, 1996 AGENDA AS AMENDED. COMMISSIONER MADSEN SECONDED THE MOTION. THE MOTION CARRIED 5-0. 1 i 4. Open Mike No one appeared for this item. 5. Area Recreation Update - Jeff Asfahl Jeff Asfahl updated the Commission on youth activities taken place in Lions Park. Youth members are coming up with ideas on projects for improvement to Lions Park. The City Council is supporting this youth project with its contingency fund. i 6. Planning Items 6a. Derrick Investment Request for Preliminary Plat (Cottages of Elk River) COMMISSIONER DAVE ANDERSON MOVED TO RECOMMEND CASH FOR PARK III DEDICATION FEES FOR THE COTTAGES OF ELK RIVER AND A 10 FOOT RIGHT OF WAY ALONG THE NORTH SIDE OF HIGHLAND ROAD TO ACCOMMODATE A DETACHED 10 Park&Recreation Commission Minutes Page 9 July 10, 1996 I FOOT TRAIL. COMMISSIONER MADSEN SECONDED THE MOTION. THE MOTION j CARRIED 5-0. 1 , 1 COMMISSIONER ROLFE ANDERSON MOVED TO RECOMMEND TO THE PLANNING COMMISSION TO ALIGN HIGHLAND ROAD WITH FREEPORT AND USE A PART OF THE PARK TO ACCOMMODATE AND RUN THE TRAIL STRAIGHT ACROSS WITH ENOUGH RIGHT-OF-WAY FOR A 10 FOOT DETACHED TRAIL ON THE NORTH SIDE. COMMISSIONER DAVE ANDERSON SECONDED THE MOTION. THE MOTION ►' CARRIED 5-0. Bridgeland Development Company Request for Preliminary Plat (Eagle Ridge . Estates) I COMMISSIONER ROLFE ANDERSON MOVED TO ACCEPT CASH FOR PARK DEDICATION FEES FOR EAGLE RIDGE ESTATES WITH AN 8 FOOT PAVED SHOULDER E` ON BOTH SIDES OF FILLMORE. COMMISSIONER MADSEN SECONDED THE MOTION. THE MOTION CARRIED 5-0. 6c. Country Ridge Partnership Request for Preliminary Plat (Country Crossina 3t-c-11 • ! x 1 • a 0 • JULY 18,1996 TO: ELK RIVER PLANNING COMMISSION RE: Public Hearing regarding request to rezone 17 acres on the northwest corner of Jackson and Highland. We are not able to attend The Public Hearing on this matter and request that this letter be read at the hearing and entered into public record. Two months ago we heard rumors of the sale of this property for the purpose of building multiple family dwellings. At that point we spoke to Mr. Steve Rolfe, the Elk River Building and Zoning Administrator, who informed us that the property in question had been re-zoned to Single Family Residential within the last year. He said that the City of Elk River was concerned about the rapid increase in the number of multiple family dwellings in Elk River over the past few years. He said that ratio of • multiple family dwelling units to single family homes was 1 in 10 in the 1980's and that this ratio has increased to 1 in 4 in the 1990's. This 17 acre parcel had been rezoned in an effort to slow this type of growth. As an owner of property adjacent to this parcel we are very concerned about the high density of people in a small area. This area presently has a significant number of multiple family dwellings. An additional 67 housing units in this area would have a negative impact on this community. We think that the present zoning classification is best for our neighborhood and the City of Elk River. R pectfully Submitte ; 04-14/4A., Gerald W. Louden Donna L. Louden • 11837 193rd Ave. NW Elk River /Ill±\ l [/ A a a 7, 1.T7. - - - - - - 77 I 1h -� KI �o� II ��J LOCATION PUD Rte Mc --�— µ a, 12 9d1Sf IN�ycp" Imc ly NOUS PtPN � .DDI', I ' v EGONO i U J - .— _ r of f]V 12 ORONO Mc ZONING City of 1 Elk iver MAP e- �9 R Coq A 13065 Orono Parkway • P.O. Box 490 CASE: go c Elk River, MN 55330 Rte u I 10