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3.1 - 3.3 ITEM NO. 'S 3.1.-3.3. ( •ty of � Elk MEMORANDUM • River TO: Planning Commission FROM: Pat Klaers, City.Ai1'n}} istrator � DATE: July 14, 1998 SUBJECT: Trott Brook Farms The Trott Brook Farms residential project has been discussed and reviewed at a number of Planning Commission meetings over the past year. The developers are hoping to move this project (rezoning, plat, and CUP) forward with a Planning Commission recommendation in the near future so that it can get to the City Council in early August, 1998. In spite of municipal utilities not being available until spring/summer 1999, the developers hope to have some models completed for the spring Parade of Homes event. The City Council cannot approve this project without making a commitment to having • municipal utilities available next year. Staff does not foresee any possible way which the Planning Commission can make a recommendation to the City Council on this proposal at the July 14, 1998, meeting. There are so many issues outstanding and conditions that would need to be attached to the proposal as it now stands that staff is not comfortable having any proposal move forward until some of the issues are cleared up and addressed. Staff is looking for Planning Commission recommendations and comments on a number of these issues so that developers can respond and present revisions at the July 28, 1998, Commission meeting. In this manner, staff believes that it is possible that the Trott Brook Farms proposal can move forward at that meeting with only a number of"typical" conditions attached to the recommendation. At the July 14, 1998, meeting it is appropriate for the developers to present the proposal and any revisions that are new since the May 26 presentation. It should be noted that Commissioners Cote and Kuester were not at the meeting on May 26 when this issue was reviewed, so those two members may have more questions or need more background information to get up to date on the project and accordingly, some of the presentation and discussion with the developers may be a repeat for the rest of the Commission. • 13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • TDD &Phone: (612) 441-7420 • Fax: (612)441-7425 Special Planning Commission Meeting Trott Brook Farms Memo Page 2 July 14, 1998 • Following a 20 minute or so presentation from the developers, staff would like to review the project with the Commission in "broad categories". The "broad categories" that we see include: 1. Land use issues 2. Environmental issues 3. Street and utility issues 4. Grading and drainage issues 5. Park and recreation issues 6. Miscellaneous issues There are many unresolved concerns involved in each of these categories and staff believes it will be beneficial to stop after the presentation on each category and discuss the issues being raised with the Commission and developers. Once direction is received from the Commission on the issues being raised, then staff will move on and present information under the next "broad category". Following the presentation and discussion on all of the categories associated with this development project, it is then appropriate to open the public hearing for comments. • With City Planner, Steve Ach having left the city, I have requested that City Engineer, Terry Maurer take the lead in presenting staff's position to both the Planning Commission and City Council. Please see the attached detailed reports from Terry Maurer, Assistant City Planner, Scott Harlicker, and Planner, Steve Wensman on the issues and recommendations for this project. Some of the most important issues that need to be reviewed relate to the land use category. Staff is sincerely concerned about the density in this proposal, especially in the townhouse area in the southeast and southwest corners of the plat along County Road 12. From a simplistic approach, it appears that the townhouse density issue can be addressed by one of two ways. Either the actual number of units in the area proposed can be reduced or some single family residential lots along County Road 12 can be removed and the townhouses spread out into this area. The density issue is also a design issue and I believe the Police Department has some concerns regarding the layout being proposed and the ability to see what is going on in these neighborhoods while on patrol. At the staff level, the density issue is one of the biggest land use concerns we have with this proposal. • Special Planning Commission Meeting Trott Brook Farms Memo Page 3 July 14, 1998 • Another land use issue that concerns the staff has to do with the number of cul-de-sacs, the lack of north/south through streets and the street width on the cul-de-sacs. At least one cul-de-sac needs to be eliminated so that there is one more north/south through streets within the plat for better traffic flow. Additionally, staff does not support reducing the street width of the cul-de- sacs based on a number of situations including no additional trees being saved in these areas and the requirement for parking on only one side of the street due to emergency vehicle access. Finally, another land use concern deals with the number of lots that have a frontage width of less than 80 feet (the minimum requirement in the R-1C district). Approximately 47 lots fall into this category and this is one of every seven lots in the single family residential area. Residential lots of this size allows for the developers to have more lots in the plat but also makes the city deal with variances in the future for such things as decks, sheds, or wider garages. There is no benefit to the city for lots that are less than 80 feet wide in this proposal in terms of the saving of additional trees or unique housing opportunities. The up side for the city in having so many lots being smaller than 80 feet is minimal and the down side for the city includes the II appearance of the neighborhood looking like "wall to wall garage doors" and a large number of variances being anticipated in the future. There are additional concerns and issues with the project in the other "broad categories" and these issues are outlined in the attached memos. All these concerns and details will be presented and discussed at this July 14 meeting. I wanted to bring to the Commission's attention some of the more serious land use issues noted above, as I believe these are the issues that are most pressing to have addressed on July 14 so that the project has a chance of moving forward at the July 28, 1998, Planning Commission meeting. If you have any questions, please feel free to contact me. 4110 ITEM NO'S 3.1.-3.3. • Howarc R. Green Co-noany St --- - J IOISI Ill G EIG EERS CONSULTING ENGINEERS Formerly MSA Consulting Engineers July 10, 1998 File: 800111J (0240) Mr. Pat Klaers City Administrator City of Elk River 13065 Orono Parkway PO Box 490 Elk River, MN 55330 RE: TROTT BROOK FARMS PRELIMINARY PLAT SUBMISSION DRAWINGS REVIEW Dear Mr. Klaers: This memo provides a summary of our comments regarding the submitted information • for the Trott Brook Farms proposed development. As you are aware, we have been working on this project for over a year and a half. Therefore, the comments are a culmination of numerous meetings with the Developer and his engineer, and various staff members. We would offer the following comments for your review. A. LAND USE ISSUES I will touch very briefly on some of the Land Use issues. For a more in-depth discussion, please refer to Scott Harlicker's memo. • Townhouse Density Of the three townhouse locations, the townhouses in the southwest corner are the most dense, with 156 units. Many of these units are 8-plexes, 2- story, back-to-back facilities. During the staff reviews, there were questions raised as to whether or not this area was too dense. Issues were raised as to how much green space would be left in the common lot after the internal roads and driveways were constructed along with the building units. The Assistant Police Chief and the community service officers are reviewing the density issue from a law enforcement standpoint. • Lot Width Many of the 350 single-family lots within the development have a width less • than 80 feet. In one of the tables provided by the Developer in his Development Summary, revised July 1998, it indicates that 47 of the 350 lots O:\P RO J\800111 j\0240\111-0804.j u l y.d oc 1326 Energy Park Drive • St. Paul, MN 55108 • 612/644-4389 fax 612/644-9446 toll free 888/368-4389 • Mr. Pat Klaers July 10, 1998 Page 2 have a width less than 80 feet at the front setback line. Concerns were raised at the staff review relative to whether this restricts the ability of the lot too much. A lot this narrow may not support a house with a three-car garage, or may lead to numerous variance requests in the future, as homeowners try to add garage stalls, decks, or accessory buildings to their lot. ■ Tree Loss As can be seen by the preliminary site plat, Sheet 3 of 17, of the Developer's submittal, there will be significant tree loss within the single-family area of the development. The majority of the trees that are saved by the development fall within the Outlot Lot F, and Block 10. The remainder of the development has minimal trees left after the grading is completed. B. ENVIRONMENTAL ISSUES • Environmental Assessment Worksheet The scope of this project was large enough to require the preparation of an environmental assessment worksheet. That document has been prepared by • the Developer's engineer and reviewed by Steve Rohlf and other appropriate staff members. The document was sent out for public review and comment. That period started on June 29, and will run until July 29. After the comment period is over, the environmental assessment worksheet comments, with staff responses, will be presented to the City Council for their action. It is staff's opinion that there are no significant issues pointed out in the environmental assessment worksheet that would require additional significant environmental investigation • Wetlands The project site contains a significant number of wetlands. In fact, of the 365 acres, approximately 101 are wetlands contained within 51 wetland basins. The project has been presented to the Technical Evaluation Committee (TEC), headed by Steve Rohlf, on May 21, 1998. It was the TEC's opinion that the Developer had done a good job of avoiding and/or minimizing impact on wetlands. Of the 101 acres, the proposed plat requires filling just under 2 acres of wetland. The plan shows the appropriate mitigation required by law. The Developers have put together a summation of the information presented to the TEC, and that information is currently out for joint notification. It is anticipated that the Developers will receive the required permits for this plat. • Shoreland Ordinance 110 The shoreland ordinance has an impact on this plat because of the presence of Trott Brook along the east side of the development. Larry Krampa, the Howarc R. Green Company O:\PROD\800111]\0240\111-0804.july.doPONSULTING ENGINEERS • Mr. Pat Klaers July 10, 1998 Page 3 DNR area hydrologist, is currently reviewing the proposed plat for compliance with the shoreland ordinance. At the time of this memo, we have not received Larry's comments. • Oak Wilt Management The site has been reviewed by Tim Edgeton, Sherburne County Forester, for the presence of oak wilt. There appears to be one area of oak wilt present on the site, located along the south edge of the northeast 40 acres. Attached is a copy of Mr. Edgeton's May 13, 1998 memo, and a June 2, 1998 memo from Westwood Professional Services, regarding the Developer's approach to controlling the spread of oak wilt on the site. It appears from Westwood's memo that the pocket of oak wilt falls within a road alignment, and that they will take necessary precautions to remove the area and minimize the potential for the spread oak wilt to the healthy forest. • Flood Fringe Amendment The grading plan shows filling within the flood fringe of Trott Brook. This is a • permitted operation with a Conditional Use Permit (CUP). The Floodplain Ordinance requires that a CUP be acquired for this operation. After the filling is complete, the Developer's intent is to apply for Flood Fringe Amendment. This will happen at a later time, as the proposed filling is in one of the late phases of the project. • Archaeological Survey A Phase I archaeological survey was completed on the project site and nothing was found. • Phase II Environmental Survey A Phase II environmental survey was completed for the project site, and nothing significant was found. • County Ditch No. 10 A portion of the storm water discharge from the site flows under CSAH 12 to County Ditch No. 10. Steve Rohlf has suggested that the Developers contact Sherburne County to inquire as to whether a permit is required for this discharge. It is felt that a permit will not be required, since the City put in trunk storm sewer several years ago, that Trott Brook Farms will flow through to get to County Ditch 10. However, Mr. Rohlf thought it was appropriate to make the contact just to be sure. • Howard R.Green Corroany O:\PROD\800111j\0240\111-0804.july.doOONSULTING ENGINEERS • Mr. Pat Klaers July 10, 1998 Page 4 C. STREET ISSUES ■ CSAH 12 and 13 CSAH 12 is planned to be reconstructed in 1999. The County is requesting that the total right-of-way provided along Trott Brook Farms be 70 feet measured from centerline of the CSAH 12 right-of-way. The need for this much right-of-way is due to the large 4-lane urban road section that is proposed, plus a detached pathway along the north side. The Developers have suggested that a 60-foot right-of-way be provided, along with a 10-foot easement that could be used for placement of the bituminous pathway. In reviewing this with Sherburne County, they indicated that they already have a plat prepared showing the 70 feet. If this change were to be made, the plat would have to be amended. In reviewing this request with City staff, it was felt that the original proposal would be a 70-foot right-of-way, with the normal 10-foot drainage and utility easement beyond that, along the perimeter of the plat. If it were to be changed to 60 feet with a 10-foot easement for trail purposes, an additional 10-foot easement for drainage and utility purposes would also be needed. This would be required so that the utilities that may • be located along the south border of the plat are not placed under the bituminous trail. In conclusion, it is recommended that the original concept of a 70-foot right-of-way along CSAH 12 be dedicated, and the normal 10-foot drainage and utility easement be provided by the plat. I believe this recommendation will result in a slightly reduced number of townhouse units along CSAH 12. The plat proposes a main access along CSAH 12, with a secondary access at the far east end, leading into one of the town home areas. Along CSAH 13, there is a main access near CSAH 12, with an additional main access located at the northern part of the plat, and then a secondary access leading to the town homes in the northwest corner of the development. It appears that the access points along CSAH 12 meet Sherburne County's guidelines for urban arterial access spacing, listed in their comprehensive transportation plan. Table 10 in that study indicates that spacings would be allowed at quarter-mile intervals. The same spacing requirements would pertain to CSAH 13, along the west border of the plat. Obviously, the main entrance at the northwest corner, together with the secondary access to the town home area, does not meet this requirement. Perhaps the second access point into the town home area could be designed such that it is emergency access only, and not for regular use. We will continue to work with the Developers and Sherburne County staff to ensure that the access points along CSAH 12 and CSAH 13 meet the County's guidelines. • Howarc R. Green Company O:\PROJ\800111j\0240\111-0804.july.doCONSULTING ENGINEERS • Mr. Pat Klaers July 10, 1998 Page 5 ■ Street Widths The Developers are proposing that the City Standard 32-foot wide residential street width be modified to allow 26-foot wide street widths on cul-de-sacs. The actual cul-de-sac bubble would be built to the City Standard. Several City staff members with different perspectives have reviewed this issue. The Fire Chief's perspective was that if this narrower street was to be allowed, at least one side of the street needs to be signed "No Parking," to ensure that emergency vehicles can access the cul-de-sacs at all times. Phil Hals, Street Superintendent, was concerned about snow storage in heavy snowfall years. He has indicated that in heavy snowfall years, the Public Works Department may not get the streets cleared from curb line to curb line. With a narrower street, any snow left on the edges will narrow that street even further. My concern with the street width proposal is one of precedent setting. You will recall that it was a long, hard struggle to get a street width of 32 feet as a standard. My concern is that a narrowing of cul-de-sacs in this development will have to entail a policy change to allow it in other developments. This may lead to other arguments of low-volume streets at narrower widths. Since the rights-of-way are the standard 60-foot width, narrowing of the street does not • provide any benefit for the saving of trees, due to the homes being closer. In fact, in an effort to save trees, the Developers are suggesting a change in the setback from 30 feet to 25 feet. Given all of these comments, I would recommend that the proposed street narrowing be rejected, and the development be required to build the City Standard 32-foot wide street widths throughout the plat. Street A, the main corridor from the southeast corner to the northwest corner of the development, is provided with a 70-foot right-of-way, and proposed to be a 36-foot street, due to the much higher volumes of traffic anticipated on this route. • Number of Cul-de-Sacs This project contains 14 cul-de-sacs, one of which is a private road serving the northwest townhouse development. Two of the cul-de-sacs, Street I and Street L, appear to be slightly longer than the City Ordinance of 700 feet. In the staff review of this plat, the issue was raised about the number of cul-de- sacs. The City Ordinance does not speak to a maximum number of cul-de- sacs, but rather a maximum length. There are a number of competing issues, one being the ease of maintenance, the other being trying to create neighborhoods and higher-priced housing. We would suggest that the Developer review a plat for the opportunity to eliminate some of the cul-de- sacs. The one specific recommendation we have is to look at extending Street F to meet Street S, eliminating the Street F cul-de-sac. This will also • provide a secondary route for the middle of the development to exit through the southwest onto CSAH 13 (Tyler Street). Howard R. Green Company O:\PROD\800111j\0240\111-0804.july.doPONSULTING ENGINEERS • Mr. Pat Klaers July 10, 1998 Page 6 ■ Secondary Access City Ordinance requires that plats have a minimum of two ways to enter and exit a development. We would recommend that in Phase I of the development, Street R is constructed to the west to provide that secondary access to CSAH 13 (Tyler Street). We would also recommend that, as the development moves into Phase II, a timeline be placed for either the construction of Street A to the northwest to intersect CSAH 13, for use of the secondary access, or the construction of Phase Ill, which includes the continuation of Street A. • Phil Hals' Comments Street Superintendent Phil Hals had a number of comments on the proposed development. He provided these in written form, in a memo addressed to Steve Ach, and dated May 7, 1998. A copy of this memo is attached. Through the detailed staff review of each particular phase of the developments, grading plan, and construction plans, we will ensure that Phil Hals' comments are addressed. The Developer has indicated how they plan to address the issue of snow storage in the cul-de-sacs. This is shown by a • detail on Sheet 10 of 17 of their submittal. We would recommend that these areas be designated by some type of easement on the plat, so that trees, fences, and other types of landscaping items are not placed within these snow storage areas. • Street Lighting As each phase of this development moves forward, we will get recommendations from the Elk River Municipal Utilities, relative to street lighting. It is recommended that the Developer be required to install at least the minimum street lighting recommended by the Elk River Municipal Utilities. • Plat Monumentation The preliminary site plan, Sheet 3 of 17, shows a number of proposed plat monuments to be constructed. Sheet 17 of 17 provides details on the various monuments. There are five locations where a project entry monument is proposed, which consists of two 6-foot high stone columns, with a 4-foot x 16- foot sign between them. At various other locations, internal to the plat, monuments are proposed with 4-foot x 8-foot signs between columns, either of stone or wood, and in many other locations, there are monuments consisting of columns of stone or wood, with fencing between them. We question whether or not a 4-foot x 16-foot project entry monument is too large, and whether or not the number of internal monuments is excessive. • We would suggest that this item is further worked on with the Developer and the staff to ensure that the size and number of monuments proposed is not Howarc R.Green Cor oany O:\PROD\800111]\0240\111-0804.july.docONSULTING ENGINEERS • Mr. Pat Klaers July 10, 1998 Page 7 excessive. Another question is where is it proposed to locate these monuments? Will they be in the right-of-way or drainage and utility easement? If so, will additional drainage and utility easements be provided at these locations for utility use? ■ Miscellaneous The Developer will be required to place street name signs and regulatory signs with each phase of the development. The City street-naming committee, the Police Department and the Public Works Department, will work jointly to determine street names and the placement of regulatory signs. This will be reviewed on a phase-by-phase basis. The Developer will be required to use clustered mailboxes on the cul-de-sacs to minimize interference with snowplowing. The block consisting of Street N exceeds the ordinance requirement for length of City block. Street J and Street N, intersecting with Street A, create an offset intersection • that is only 130 feet apart. We would recommend that an effort be made to increase the distance between these two intersections. • CSAH 13 (Tyler Street) It is recommended that the Developer be obligated to pay for the portion of Tyler Street within the plat boundary. This street will be designed by the City as part of the trunk utility extensions, and constructed as part of that project. D. SANITARY SEWER AND WATER IMPROVEMENTS • Sanitary Sewer Trunk sanitary sewer will be brought to the project site via CSAH 12 and Tyler Street. As each phase of the project proceeds, trunk sanitary sewer will be built, generally from the southwest corner of the site to the northeast corner. There will be a regional lift station located somewhere in the northeast corner of the site that will serve this area of the project and the rest of the urban service area further to the northeast. A route is needed in the northeast portion of the site to facilitate extension of trunk sanitary sewer further to the northeast area of the urban service district. As each phase moves forward, a detailed review of the plans and specifications will be accomplished to ensure that the sanitary sewer meets • the City's specifications and design criteria. Howard R. Green Company 0:\PROD\800111j\0240\111-0804.july.do�ONSULTING ENGINEERS • Mr. Pat Klaers July 10, 1998 Page 8 ■ Watermain Trunk watermain will be looped throughout the development. The issue was raised and reviewed by staff as to when does the trunk watermain loop along Street R and Street A from the southwest corner to the northwest corner need to be completed. It was the Fire Chief's opinion that due to the density of the townhouse units in the southwest corner of the development, the watermain loop needed to be completed with the first phase of the development to ensure that adequate fire fighting capacity was available. E. GRADING AND DRAINAGE ISSUES • Mass Grading We have worked with the Developer's engineer over the past year and a half to establish criteria relative to mass grading of the site. These criteria consisted of things such as maximum slopes, minimum area out of the rear of the house to create a backyard, and the cross-yard drainage. We believe that the current preliminary grading and erosion control plan does a good job of addressing these issues. As each phase of the project moves forward, a • more detailed and larger scale grading and erosion control plan will be prepared and reviewed by staff. At that time, we will be able to review in detail these issues on each particular lot. It is our understanding that the grading of this project will be phase by phase, and only go outside phase boundaries to generate additional fill material if needed, or dispose of excess generated. • Drainage Plan No storm drainage calculations have been submitted at this time. However, we have had lengthy discussions with the Developer's engineer about the calculation method we will look for. The concept that has been laid out shows all storm drainage flowing either westerly, to the regional pond, or easterly, to Trott Brook. Sedimentation ponds are shown for all storm drainage prior to discharge into the internal wetlands. We believe the concept of storm drainage shown on the plans is acceptable. Once the overall concept of the plat layout is approved by the Planning Commission, storm drainage calculations can be prepared and submitted for review. The City constructed a large storm sewer project several years ago, that outlets from the regional pond located in Outlot A, south under CSAH 12. The Developers of Trott Brook Farms will be asked to pay a pro rata share for this construction, since this will be the outlet for a portion of their storm drainage. • Howarc R. Green Comoany O:\PROD\800111]\0240\111-0804.july.doPONSULTING ENGINEERS • Mr. Pat Klaers July 10, 1998 Page 9 The Municipal Utilities has a new policy stating that all cul-de-sacs need to have watermain loops, and that where loops are accomplished through rear or yards, a 40-foot easement needs to be provided. The old policy required a 20-foot easement. The submitted preliminary plat does not provide these necessary easements. Providing these easements will likely result in some loss of lots on the cul-de-sacs. We will work with the Developer to ensure that the policies of the Elk River Municipal Utilities are met. As each phase moves forward, the plans and specifications will be reviewed for hydrant locations, valve locations, trunk watermain alignments, and to ensure that the design meets the specifications and design criteria of the City and the Municipal Utilities. I will be available at the July 14, 1998 Planning Commission meeting to present these comments and answer any questions that may arise. Sincerely, • Howard R. Green Company l 777aie, fes Terry J. P.E. TJ M/st Enclosures • Howarc R. Green Cor-oany O:\PROD\800111]\0240\111-0804.july.do�ONSULTING ENGINEERS Westwood Professional Services,Inc. • 7599 Anagram Drive Eden Prairie, Minnesota 55344 612/937-5150 MEMORANDUM DATE: June 2, 1998 Ref: 96367 TO: Mr. Steve Rohlf, City of Elk River CC: Mr. Homer Tompkins, CPDC Mr. Ed Hasek, Westwood Professional Services,Inc. FROM: Kathryn Fernholz,Westwood Professional Services, Inc. 41 RE: Oak Wilt Management on Trott Brook Farm, Elk River. This memo is in response to your request for information regarding the status of oak wilt and proposed oak wilt management strategy for the site referred to as Trott Brook Farm and located in Section 35, T33N,R26W,Elk River,Minnesota. This memo references correspondence from the Sherburne County Tree Board, Tim Edgerton,Forester dated May 13, 1998. • In response to the forest health and preservation concerns raised by the developer,Mr. Homer Tompkins of Contractors Property Developers Corporation, it was suggested that the site be reviewed for the presence of oak wilt. A site review was arranged involving Mr. Tim Edgerton of the Sherburne County Tree Board and myself. The results of the review indicate that one pocket of oak wilt does currently exist on the property; however, it appears that the location corresponds to a proposed road construction corridor. It is anticipated that the diseased and dead trees will be removed in association with road clearing and any additional treatment deemed necessary(i.e., trenching) will be coordinated on the recommendation of Mr. Tim Edgerton at the time of road clearing activities. The timing of road clearing activities is dependent on the rate at which development of this site progresses and which areas are built first. Mr. Edgerton mentions in his letter that it would be desirable to see oak wilt control activities occur this summer. It is unclear at this time if that will be feasible. In addition to controlling the oak wilt currently on the site, construction activities will include precautions to prevent future oak wilt pockets from developing. Construction activities will be limited during the time of oak wilt spread(May-July) and any oak wounds which occur during this window will be treated with paint. With proper tree removal,planning, and preventative measures, it is not anticipated that oak wilt will present a threat to the proposed forest preservation on this site. • 4000 `'� SHERBURNE COUNTY TREE BOARD 8 e 26401 - 180th Street Big Lake, MN 55309 (612) 263-8522 RECEIVED TO: Kathryn Fernholz, Westwood Professional Services, Inc. MAY 1 4 1998 FROM: Tim Edgeton, Sherburne County Forester SUBJECT: Fremont Lake Property & Trott Brook Farms WESTWOOD DATE: May 13, 1998 PROFESSIONAL SERVICES • Thank you for contacting us and taking the time to review the sites with rnc. Because of the impact oak wilt has had in Sherburne County and the correlation of new oak wilt being associated with newly developed properties, my primary interest and concern was the oak wilt status. Both of these sites were very typcial of Sherburne County's forest cover with oak as the primary tree species. Oak monocultures, sandy soil types, and areas with growth and new housing activity tend to be the 3 primary risk factors that oak wilt is most often associated with. The Sherburne County area has all three factors which has resulted in over 3000 oaks dying each year from oak wilt in Sherburne County for the past 10 years. This just provides a history of the oak wilt problem locally. Sor to doing the on-site inspections on April 28, individual dead trees or clumps of dead trees were identified using color infra-red aerial photos. While field checking these sites, we were able to determine the overall health of the entire area. Although there were several sites with dead trees, most of these areas were along lowland perimeter and were caused from previous drought stress. Except for 1 site, there were no signs of recent death or dieback nor were there any patterns to the mortality. This is a good indication that problems other that oak wilt caused the dead areas. The Fremont Lake property consists of nearly 300 acres with an estimated 50% being forest cover. Forest composition is primarily mixed oak including pin oak, bur oak, and white oak. Other species include aspen, cherry, hackberry, maple, and an old pine plantation. After inspecting the dead forested areas depicted on photos and walking throughout much of the property, there was no evidence of oak wilt found. li should be noted however that the area directly north of the property (located along 278th Ave.) did have oak wilt diagnosed (5 sites) and was treated in 1995 and 1997. • Being located within 1/4 mile of an oak wilt infection center puts the Fremont Lake property at increased risk for getting oak wilt via overland spread during plat development. Extra precaution should be taken when working in-the northern section of oak woods. Also, the pine plantation had a few pest problems. The Trott Brook Farm property consists of approximately 281 acres with an estimated 90 acres of forest cover located mostly in the northeast corner of property. Numerous wetlands scattered throughout the property and some gently rolling topography provide for some very unique . systems. The forest cover consists primarily of pin oak and bur oak. There were several small atches of dead oak trees identified but the majority were located near wetland edges and had been dead for several years. The lack of any recent mortality and the absence of any pattern to these dead areas again is a strong indication that oak wilt is riot the cause of the dead areas. One exception to this was an arca located along the south edge of the northeast 40 acres of the property (where it extends east). An area near the property line was diagnosed with an oak wilt infection center of significant size. -fn prevent nverlend end iarwiernrnijnd f;r)re d the rnrormmnnr'ntinn ic', fn Ocial/Ait,t) fereloil SHERBURNE COUNTY TREE BOARD 6 6 26401 - 180th Street Big Lake, MN 55309 Firoxs° (612) 263-8522 4111 take suppression efforts this summer. There would be 3 components with controlling the oak wilt. One, have a vibratory plow do the necessary root severing to control underground spread; two, remove dead and infectious oak trees to prevent overland spread; and three, cut all trees down to the control line to minimize "line jumps". If control efforts are not taken, all oaks within 1/2 mile are jeopardized and have increased risk of getting oak wild. Ideally, this area could be situated where a street could go thru. If this is possible and planned, recommendation is to still do the control work and isolate the infection center. If you would like to plan control work or would like further details on what is involved, please notify me at 263-8522. A cost-share program in Sherburne County is available which will pay for 50% of control costs. Because of the correlation with new oak wilt being associated with new development, steps to prevent oak wilt during development is important. Ideally, all cutting, removal, or disturbance around the oak should be avoided from mid-April to early July. If work must be done during these months, cotractorsand sub-contractors should have some tree paint and cover all open wounds on oak as , occur. Thank you for contacting us and please call if you have any questions. 0 c � r City of Elkrever MEMORANDUM DATE: May 7, 1998 TO: Steve Ach FROM: Phil Hals RE: Trott Brook Farms After the staff concept review meeting on May 6, 1998, I discussed this development with other members of the Street Department and we came up IDwith the following list of concerns: 1. That all outlots that belong to the city have a dedicated access and a rough graded trail between the house lots and the outlot so we can deal with the dead trees, drainage issues and the like, without having to repair lawns. 2. That a 5-foot steel post be installed by each property iron on all lot corners that border park property or city owned outlots. 3. That all mailboxes and paperboxes be clustered and located on the left side of cul-de-sacs just outside of the cul-de-sac itself. 4. That cul-de-sacs have a dedicated right of way for snow storage, not less than 30 feet in width on the perimeter. 5. That all storm sewer lines located in drainage easements between or behind residential lots are accessible to maintenance equipment. 6. That all storm sewer inlets and outlets have trash guards. e 13065 Orono Parkway • P.O. Box 490 • Elk River. MN 55330 • TDD ,'Sc Phone: (612) 441-7420 • Fax: (612) 441-7425 \14i Item#'s 3.1. - 3.3. ty of , MEMORANDUM lk 1iver TO: Pat Klaers, City Administrator FROM: Scott Harlicker, Planning Assistan4:s DATE: July 10, 1998 SUBJECT: Request by CPDC for Zone Change, Conditional Use Permit and Pre- liminary Plat Approval, Public Hearing Case No. ZC 97-1, CU 97-11 and P 97-8 Request 1. Consider rezoning 365.4 acres from Rle (Single Family Residential) and Rlc (Single Family Residential) to PUD (Planned Unit Development). 2. Consider preliminary plat to subdivide 365.4 acres into 350 single family III lots and 280 townhome lots. 3. Consider a conditional use permit request for a 365.4 acre residential planned unit development. Location The property is located north of County Road 12, east of the realigned County Road 13 and south of the 187th Avenue alignment. Zoning/Land Use Rlc (Single Family Residential) and Rle (Single Family Residential) / MR (Medium Density Residential) Overview Land use issues relating to this project include the following: • Density - especially in the town house developments along County Road 12 • Residential mix . • Internal connections 13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • TDD &Phone: (612) 441-7420 • Fax: (612)441-7425 Memo to Pat Klaers/CU 97-11 July 10, 1998 Page 2 SS . Lot widths of the single family lots • Landscaping and site amenities Density and Residential Mix The project consists of 630 units with 280 town houses and 350 single family homes. 55.5% of the units are single family and 44.5% are townhouses. The townhouses are concentrated in the northwest corner, southwest corner and southeast corner of the project along County Roads 12 and 13. These areas appear to be the most suitable for townhouse development because of the absence of trees and the relatively level topography; however, there are 4 small wetlands in the southeast corner, 2 wetlands in the southwest corner and 2 large wetlands in the northeast corner that have to be avoided. Overall density of the project, including the single family lots and the townhouse lots, is 2.5 units per acre. However, the density of the townhouse developments along County Road 12 does raise some concerns. The townhouse development in the southwest corner of the site has 156 units on approximately 21 acres. This works out to a density of about 7.3 • units per acre. For a comparison, the townhouse development in the northwest corner has 39 units on approximately 11 acres with a density of 3.5 units per acre. The townhouse development in the southeast corner has 85 units on approximately 21.6 acres with a density of about 3.9 units per acre. Even though the density of this development is less than the other townhouse development along County Road 12, the layout of the buildings is comparable. By that I mean the spacing between the buildings is similar. The concern with the high density is the design of the open space and lack of open space between the buildings. The driveways and sidewalks use up much of what open space there is between the buildings. There is a 75 foot wide gas line easement that runs along the north side of these townhomes, which provides some usable open space and could be developed as an amenity integrated into the design. One option to reduce the density in this area of the project would be to eliminate some single family lots located along County Road 12 and spread the townhouses along County Road 12 to the main entrance into the project. A second option would be to keep the single family lots and reduce the number of townhomes in this portion of the project. IIInternal Connections \\elkriver\sys\shrdoc\planning\scott\cu9711rv.doc Memo to Pat Klaers/CU 97-11 July 10, 1998 Page 3 • Included in the project is one north to south connection, this being the main drive, and 13 cul de sacs. The number of cul de sacs is high because of the market demand and the desire to provide opportunities for more expensive homes. The need to avoid wetlands, reduce grading and preserve trees are also reasons for the high number of cul de sacs. The cul de sacs, while allowing for individual neighborhoods, do not allow for pedestrian interconnection. The developer should study the plat for opportunities to provide some type of connection between cul de sacs. The highest concentration of cul de sacs (7) is in the central portion of the site. The cul de sacs do result in the avoidance of wetlands. However, the number of cul de sacs does not result in the preservation a high percentage of trees; most of the trees are eliminated in this section of the site. Lacking in this project is a secondary north to south connection. Staff has identified an opportunity to eliminate one cul de sac and create a second north to south connection. Street F, which is a cul de sac, could be connected to street S, which is a loop street in the southern portion of the site. Connecting these streets would provide a secondary north to south connection allowing vehicles, pedestrians and bicyclists a alternate north to south • connection. Lot widths In the R1C and MD zoning districts the minimum lot width is 80 feet. Of the 350 single family lots 47 of them have lots less than 80 feet. The PUD designation allows for some flexibility with lot size and lot width. This flexibility in lot width is intended to allow more creative design, unique housing opportunities and the preservation of existing trees. However, even with the reduced lot width most of the trees on the site will be eliminated. According to the EAW, 70 percent of the trees will be removed. The great majority of the trees preserved are located in an undeveloped outlot in the northeast corner of the site. With the reduced lot width, the developer gets the benefit of additional lots, but the city does not get the benefit of additional trees being saved or unique housing opportunities. Lot widths of less than 80 feet can not accommodate a house and an attached three stall garage. It is also difficult to accommodate a deck or an addition to the house without needing a setback variance. From an aesthetic standpoint, the narrow lots create visual impact where garages dominate the streetscape. Landscaping and Site Amenities • \\elkriver\sys\shrdoc\planning\scott\cu9711rv.doc Memo to Pat Klaers/CU 97-11 July 10, 1998 Page 4 0 The subdivision regulations require one street tree and one front yard tree be planted in each lot. Corner lots get one street tree and one front yard tree per street frontage. It appears that each single family lot has a street tree; however, front yard trees should also be shown on the landscape plan. Landscaped berms have been provided along County Roads 12 and 13 to serve as a buffer for the townhouses. The height of the berms vary from 2 feet to 8 feet. A minimum berm height of 4 feet should be considered. Landscaping on the berms includes pines, spruce and assorted overstory trees. Signage is also proposed. Entry signs are proposed for the intersection of County Road 12 and 13 and at the 3 entrances into the project. The proposed project signs are 16 feet long by 4 feet high with stone pillars at each end. There are also numerous neighborhood identification signs located throughout the project; most of these signs are 4' by 8' and placed between stone or wood columns. Almost every intersection has some type of neighborhood identification sign placed at it. Staff questions the size and number of the proposed signs. It is suggested that this item be further discussed between staff and the developer to ensure the size and number of the signs is not excessive. • • \\elkriver\sys\shrdoc\planning\scott\cu9711rv.doc ITEM NO. 'S 3 . 1.-3.3. •ty of /Elk River MEMORANDUM TO: Pat Klaers FROM: Stephen Wensman, Planner eptv DATE: July 28, 1998 SUBJECT: Trott Brook Farms Parks Proposal Attachments A) Park and Recreation Commission Minutes Summary B) Park and Recreation Minutes C) Trott Brook Trail Corridor Memo • Overview On March12, 1997, John Payton, Senior Associate with Westwood Professional Services and Homer Tompkins, met with the Park and Recreation Commission regarding park requirements for the then proposed 300 acre, 500-550 single family home and townhouse development (Trott Brook Farms). At that time the Commission requested the following: • 4-6 acres of park land of which 3 acres would be neighborhood park in the center of the plat and the remainder to the East of the plat to link to future park areas when the land to the East develops. • A trail system be established through the plat connecting the park areas and pedestrian routes. • The remaining dedication requirements be collected as cash. On May 14th, 1997, Steve Ach, City Planner, informed the Commission that a 4.2 acre park was being planned with 2.2 acres on the eastern edge of the development. The Commission requested more flat land in the park and requested the following amenities: a ballfield with backstop, tot lot, basketball hockey rink, sand volleyball court, and picnic shelter. The developers ask the Commission if all the park improvements were made "up • front" by the developer, could a credit towards their park dedication be made 13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • TDD &Phone: (612) 441-7420 • Fax: (612) 441-7425 Memo to Planning Commission/Trottmmo April 28, 1998 Page 2 IIIas the project develops. The Commission said they would consider the request. On June 11, 1997, Ed Hasek and John Payton of Westwood Professional Services, presented a revised Trott Brook Farms proposal. The proposed development encompassed 280 acres and the park increased to 8.13 acres (6.59 acres of upland). The proposed centrally located park included: a ballfield, soccer, playfield (hockey in winter), tot lot, tennis/basketball court, and picnic shelter. Three trail connections were proposed to the park. The developer again requested credit be given for park improvements with the phase 2 of the project. Also mentioned was that tot lots and other amenities would be associated with the townhomes. The Commission approved the park land dedication concept with a cash contribution to meet park dedication requirements. The Commission also moved to have staff work with the developers to develop the Trott Brook as a linear park. Furthermore, the Commission approved the concept of park dedication credit for improvements made by the developers for Trott Brook Farms Park. On April 8, 1998, Homer Tompkins and Ed Hasek again presented changes to Trott Brook Farms Park. The proposed development increased from 280 to 360 acres with a total park dedication of 20.6 acres. The dedication included, a centrally located park area increased from 8.5 acres (6.6 acres of upland) to 13.2 acres (9.8 acres of upland) with the previously proposed amenities. In addition, the proposal included a 3.9 acre linear park along Trott Brook, and a 3.5 acre passive area to the North along Trott Brook. The Commission discussed whether or not 9.8 acres of park was adequate for the size of the development and expressed support for the trail along Trott Brook and felt a sidewalk should connect the Trott Brook to the central park area. On May 13, 1998, Ed Hasek of Westwood presented the proposed parks for Trott Brook Farms. The total park dedication presented was 17.2 acres including: a 11.2 acre centrally located park with amenities (8.3 acres of upland), 6 acre linear park along Trott Brook, and cash or improvements to go towards the remaining park dedication. (See Attachment A) Park Dedication The Elk River Subdivision Ordinance requires that an amount of land equal in value to ten percent (10%) of the undeveloped land proposed to be subdivided shall be set aside and dedicated ... or, ...shall contribute to the City an amount of cash equal to the fair market value of the undeveloped land.... 0 f:\shrdoc\planning\stevewen\pcmmo\trottmmo.doc Memo to Planning Commission/Trottmmo April 28, 1998 Page 3 • The 10% park dedication for a 360 acre development would be 36 acres of park land, or cash. Trott Brook Trail Corridor The park dedication includes a trail corridor along Trott Brook that includes Outlet E and D of the preliminary plat with a trail connection South through the townhomes to the future County Road 12 bituminous trail. In the Preliminary Plat the trail is not yet shown to be accessible from Street 0 or County Road 12. The trail ends at a townhouse driveway which connects to a townhouse road which connects to County Road 12. Outlot E and D, in the Preliminary Plat, provide roughly 50 feet of open space on each sides of the Brook. In the Southern half of the site this ensures some protection of the Brook and public access. In the Northern half of the site the Brook is encroached upon by large lots providing no open space or public access, with a reliance on future development for a continuation of the trail. Neighborhood Park S The neighborhood park includes all the site amenities requested by the Park and Recreation Commission. Concerns of the Park and Recreation Commission include: amount of wetland included in the park, the close proximity of amenities to the road and to residential lots without a buffer space or landscaping and the tight nature of the park amenities in general. Outlot F Outlot F is not part of the park dedication endorsed by the Park and Recreation Commission. The area at one time was propose as a 3.5 acre passive recreation area. If this area would become part of the park dedication, pedestrian linkages would be required. Furthermore, some provision for maintenance access would need to be provided in the plat. Hillside City Park Hillside City Park, the old city dump site south of Trott Brook Farms, has been endorsed by the Park and Recreation Commission as a wooded park with rugged bike trails through out. This shall provide an alternative location for recreation for families in the area provided there is a safe crossing of County Road 12 off the County Trail. • f:\shrdoc\planning\stevewen\pcmmo\trottmmo.doc Attachment A Park and Recreation Commission Minutes Summery (Trott Brook Farms) Date Development Proposed Parks Park Commission Recommendations and Comments Acres Acres 3/12/97 300 acre approx. (3 acres)Central neighborhood park 6 acres (1-3) acres east of plat with trail system Cash 5/14/97 300 acre 4.2 acre neighborhood park 6.4 Park include: a ballfield,soccer,playfield(hockey in 2.2 acres east of plat acres winter), tot lot, tennis/basketball court, and picnic • shelter 6/11/97 280 acres 8.13 acres(6.59 acres of upland)Central neighborhood park. approx. Park concept with cash contribution 3 Trail connections to park. 11.13 Develop the Trott Brook linear park. Tot lots and amenities with townhomnes acres Dedication credit for improvements made to park 4/8/98 360 acres 13.2 acres(9.8 acres of upland) Central neighborhood park. 20.6 Support for the trail along Trott Brook 3.9 acre linear park along Trott Brook acres Connect the Trott Brook to the central park area with 3.5 acre passive area to the north along Trott Brook a sidewalk 5/13/98 360 acres 11.2 acre (8.3 acres of upland) Central neighborhood park. 17.2 Accepted concept as park dedication 6 acre linear park along Trott Brook acres Cash or improvements • • 1111 Park & Recreation Meeting Minutes March 12, 1997 Page 2 • 6.2. Review Concept Plan of 300 Acre Residential Development (Schultz Property) Steve Ach explained the developers of the Waddy Schulze property were present to discuss their plans for a 300 acre residential development. Representing the development company were John Payton -Senior Associate with Westwood Professional Services of Eden Prairie, Homer Tompkins - Contractor Property Developers Company, and Al Block- President, Town & Country Homes. Steve noted the developers are interested in obtaining some direction from the Park & Recreation regarding park needs for this area. Mr. Payton explained the proposed development will consist of 500 -550 single family and townhouse residential units. Al Block indicated they will require a forester to work with the home buyers so that as many trees as possible can be preserved. Mr. Block expressed his support for trail systems and noted nearly all their developments have trail systems. Discussion followed regarding park and trail needs for the area. It was the consensus of the Park & Recreation Commission that the developer consider the following recommendations in order to meet park dedication requirements for the proposed plat: • Approximately 4 - 6 acres be designated for park land which would include approximately a 3 acre neighborhood park somewhere in the • center of the plat, and an additional park area on the eastern boundary which could be linked to a park area if property to the east were developed. • A trail system be established through the plat connecting the park areas and other predestrian routes planned for this area. • The remainder of the park dedication requirements be collected as a cash payment. 6.1. Astrid McBeath Request for Administrative Subdivision, Case No. AS 97-1 Steve Ach explained Astrid McBeath is requesting an administrative subdivision to subdivide a 17 acre parcel located immediately west of the end of Island View Drive and 191st Avenue, into 2 lots. COMMISSIONER DAVE ANDERSON MOVED THE PARK AND RECREATION COMMISSION RECOMMEND ACCEPTING A CASH PAYMENT TO MEET PARK DEDICATION REQUIREMENTS FOR THE MCBEATH ADMINISTRATIVE SUBDIVISION, CASE NO. AS 97-1, AND THAT PARK AND TRAIL NEEDS WILL BE REVIEWED IF THE PROPERTY IS FURTHER SUBDIVIDED IN THE FUTURE. COMMISSIONER MADSEN SECONDED THE MOTION. THE MOTION CARRIED 8-0. • Commissioner Huberty left the meeting at this time (approximately 9:45 p.m.) i'ark & Recreation Minutes May 14, 1997 Page 2 of way to the 10 acre lot being created. Mr. Barsody plans to develop the remaining property when mining of the site is completed. COMMISSIONER KUESTER MOVED TO ACCEPT CASH PAYMENT OF PARK DEDICATION FEES. COMMISSIONER MADSEN SECONDED THE MOTION.THE MOTION CARRIED 5-0. 5.4. Administrative Subdivision for Nellie Sachs Nellie Sachs has requested an administrative subdivision to subdivide a 21.5 acre parcel located on the northwest corner of County Road 32 and County Road No. 1, into a 6 acre lot and a 15.5 acre lot. COMMISSIONER DAVE ANDERSON MOVED TO ACCEPT CASH PAYMENT OF PARK DEDICATION FEES. COMMISSIONER HUBERTY SECONDED THE MOTION. THE MOTION CARRIED 5-0. 5.5. Preliminary Plat for Cherrywood Hills John Peterson of Good Value Homes has requested preliminary plat approval to subdivide 39 acres located in the northwest corner of Proctor and 193rd Avenue into 68 single family lots. The Commissioners discussed 193rd Avenue becoming a trail corridor. A 30 foot wide trail is proposed to connect Rush Circle with 193rd. COMMISSIONER DAVE ANDERSON MOVED TO ACCEPT OUTLOT C, CREDIT THE • DEVELOPER FOR TRAIL CONSTRUCTION COSTS IN OUTLOT C AND ALONG PROCTOR TO 193RD AVENUE, AND THE BALANCE OF PARK DEDICATION REQUIREMENTS BE MET BY A CASH PAYMENT. COMMISSIONER MADSEN SECONDED THE MOTION. THE MOTION CARRIED 6-0. 5.6. Preliminary Plat for Hillside Crossing Two South (Phoenix Enterprises) Phoenix Enterprises has requested preliminary plat approval to subdivide a 7 acre commercial lot into two lots, located east of Highway 169 and south of 193rd Avenue. COMMISSIONER DAVE ANDERSON MOVED TO ACCEPT CASH PAYMENT OF PARK DEDICATION FEES. COMMISSIONER KUESTER SECONDED THE MOTION. THE MOTION CARRIED 6-0. 5.1. Preliminary Plat for Trott Brook Farms (CPDC) Steve Ach reviewed discussion items of the last Park & Recreation Commission meeting. Steve noted a 4.2 acre park was proposed for the Schulze property and 2.2 acres on the adjacent parcel. John Payton explained the developer needs to know what sort of park the Park & Recreation would like see in the area. Chair Dana indicated he would like to see more flat land, possibly taking in more area to the north of the wetland. Mr. Ed Hasek indicated the difficulty in creating flat land due to the topography. • Discussion followed regarding adjusting the roadway to gain additional flat land to the north of the proposed park. He felt if the Park & Rec Commission was satisfied with a centrally located park and felt it was large enough for a balifield Park & Recreation Minutes May 14, 1997 Page 3 and tot lot, they could work on the layout so that it would fit within the proposed plat. Grading plan for the structures/features in the park should include the following: -basketball hoops on each end (60'x100' pad) -ball field with a backstop -hockey rink -sand volleyball court -picnic shelter The developers asked the Commission if all the park improvements were made "up front" by the developer, could a credit towards their park dedication be made as the project develops. The Commission indicated that there are a large number of park improvements that need to be made throughout the city. However, they would consider the request and give the City Council a recommendation to consider. 6.1. Community Recreation Update - Jeff Asfahl Lance Cunningham, representing Elk River Skateboarders, Inc. provided an update on fundraising activities proposed by the skaterboarder's group. He noted the students have received their non-profit status through the state. Lance distributed samples of the logo which will be used by the group. Jeff updated the Commission on recent activities as.follows: • -A Web site has been established for the Youth Initiatives Task Force project -Mentoring program is proposed as elective through the senior high school -Summer program registration is underway 6.2. Harold Gramstad- Representative of the Lions' Club Harold Gramstad explained this is the final year of the Lions' Club plans to donate $75,000 in improvements for Lions' Park over a three year period. Projects proposed to be completed with the remaining $25,000 are: -blacktopping of remainder of trails -blacktopping of the hockey rink -lighting in the basketball court area -sliding tube on hill -landscaping Planning Commission expressed their appreciation of the stewardship of the park 7. Discussion on Moving Playground Equipment from ECFE to Handke School Katy Alfebee, Maria Derks and Judy Schulze were present to express the need for playground equipment at Handke School. Maria Derks explained how the playground equipment at the former ECFE site was originally acquired and how they plan to incorporate the equipment at the Handke site. Ms. Derks also explained the fund-raising efforts in progress to fund new playground equipment. • Ms. Schluze estimates incorporating the existing structure at the former ECFE site into the plans for the Handke playground, they would realize a cost saving of Park &Recreation Commission Minutes June 11, 1997 Page 2 411 Hals explained that even though it is a challenge to keep sidewalks clear in the winter, he supports sidewalks. 4.4. Trail Issues Chair Jon Anderson stated his concern that the areas adjacent to some of the trails are not being maintained. Discussion followed regarding location and signage of trails. 4.5. Park Land Shapes Commissioner Dave Anderson expressed his concern for changes being made in parks after the Park & Recreation Commission has spent time and effort reviewing and making recommendations for new plats. 4.6. PUD's Chair Dana Anderson and Commissioner Dave Anderson expressed concern that the PUD concept may allow too much flexibility by allowing developers to increase density, thereby preserving fewer natural amenities. It was consensus of the Commissioners for the Park and Recreation Commission, Planning Commission and City Council to work jointly to improve the PUD ordinance. 2. Consider 6/11/97 Park & Recreation Commission Agenda • COMMISSIONER ROLF ANDERSON MOVED TO APPROVE THE JUNE 11, 1997, PARK & RECREATION AGENDA. COMMISSIONER OLSON SECONDED THE MOTION. THE MOTION CARRIED 6-0. 3. Consider Minutes of 5/14/97 Park & Recreation Commission Meeting COMMISSIONER KUESTER MOVED APPROVAL OF THE PARK AND RECREATION COMMISSION MEETING MINUTES AS FOLLOWS: MAY 14, 1997 REGULAR MEETING MAY 21, 1997 SPECIAL MEETING MAY 28, 1997 SPECIAL MEETING JUNE 4, 1997 SPECIAL MEETING COMMISSIONER ROLF ANDERSON SECONDED THE MOTION. THE MOTION CARRIED 6-0. 5. Open Mike No one appeared for this item. 6. Planning Items 6.1. CPDC (Trott Brook Farms) Ed Hasek and John Payton were present to discuss the revised the park proposal for Trott Brook Farms. Mr. Payton explained the entire parcel is 8.13 acres in size ( Park & Recreation Commission Minutes June 11, 1997 Page 3 which includes 1.54 acres of wetland, for a net usable park area of 6.59 acres. The centrally located park will include a ballfield/soccer/playfield (hockey in • winter), a tot lot with playground equipment, a tennis/basketball court, and a picnic shelter with picnic tables.There will be 3 trail connections to the park. The developer has requested credit be given for park improvements when Phase 2 of the project is developed. John Payton noted there will be tot lots and other • amenities associated with the townhomes, as well. Members of the Commission expressed interest in the developers' proposal for a passive park in the northeast portion of the plat, as well as a trail along Trott Brook. COMMISSIONER KUESTER MOVED TO APPROVE THE PARK LAND DEDICATION CONCEPT COMBINED WITH A CASH CONTRIBUTION TO MEET PARK DEDICATION REQUIREMENTS FOR THE TROTT BROOK FARMS SUBDIVISION. COMMISSIONER DAVE ANDERSON SECONDED THE MOTION. THE MOTION CARRIED 5-0. COMMISSIONER KUESTER MOVED TO DIRECT STAFF TO WORK WITH THE DEVELOPER AND THE PARK& RECREATION COMMISSION IN DEVELOPING THAT PORTION OF TROTT BROOK AFFECTED BY THE TROTT BROOK FARMS PLAT AS A LINEAR PARK. COMMISSIONER MADSEN SECONDED THE MOTION. THE MOTION CARRIED 5-0. COMMISSIONER KUESTER MOVED TO APPROVE THE CONCEPT OF PARK DEDICATION CREDIT FOR IMPROVEMENTS MADE BY THE DEVELOPERS IN THE TROTT BROOK FARMS PARK, WITH DETAILS OF THE PARK WORKED OUT AND PRESENTED TO THE COMMISSION PRIOR TO CONSTRUCTING ANY IMPROVEMENTS. COMMISSIONER 11) OLSON SECONDED THE MOTION. THE MOTION CARRIED 5-0. 6.2. Administrative Subdivision (James Maplethorpe) AS 97-4 James Maplethorpe is requesting to subdivide a 5 acres parcel into 2 lots at 13975 196th Avenue. COMMISSIONER DAVE ANDERSON MOVED TO ACCEPT A CASH PAYMENT OF PARK DEDICATION REQUIREMENTS FOR THE MAPLETHORPE ADMINISTRATIVE SUBDIVISION. COMMISSIONER KUESTER SECONDED THE MOTION. THE MOTION CARRIED 5-0. 7. Discussion of Hillside 5th Park Chair Anderson acknowledged receipt of a letter from Chuck Gilliam adressing residents' concerns related to development of the Hillside Estates 5th Addition park. Chuck Gilliam, 11018 196th Avenue NW, asked the Commission to consider the concerns of the residents, as stated in his letter. Lou Kirsch, 11098 196th Avenue NW, owner of Lot 3 adjacent to the park, expressed his objection to locating the proposed playground area next to his home. He stated he was told when he purchased the lot, there were no plans to develop the park. He requested the park be as least intrusive to the residents as possible. • Park&Recreation Minutes April 8, 1998 Page 3 - Information kiosks - Play structure -Sliding hill CHAIR ANDERSON MOVED TO ACCEPT A COMBINATION OF CONCEPT A AND B FOR DEVELOPMENT OF MEADOWVALE PARK, WITH THE FOLLOWING CHANGES: - OMIT PLAY STRUCTURE UNTIL USAGE IS DETERMINED - INCLUDE OPTION C SOUTH PARKING PROPOSAL - SECURE PARKING AREA TO THE NORTHEAST IF OPPORTUNITY ARISES - SOME TYPE OF BRIDGE(POSSIBLY FLOATING DOCK) LINKING LAND MASSES TO BE DETERMINED BY COST - SHELTER ON BOTH SIDES OF WETLAND - BENCHES SCATTERED AROUND TRAIL LOOP COMMISSIONER DAVE ANDERSON SECONDED THE MOTION.THE MOTION CARRIED 6-0. Steve reviewed the concepts for Mississippi Oaks and Country Crossings 3rd previously discussed by the Commissioners. Steve noted a full court basketball court has been incorporated in the Country Crossing 3rd park concept, rather than a half court. Chair Anderson suggested the approved park concepts could be enlarged, laminated and posted in each particular park. 411 It was the consensus to invite the Country Crossing 3rdlesidents to the May 13th Park and Recreation Commission meeting to review the park concept. 7.c. Review Boys and Girls Club Proposal It was the consensus of the Park and Recreation Commissioners to approve the plans for the Boys and Girls Club facility proposed to be located in Lions Park. 7.d. Review Concept Plan for Trott Brook Estates Homer Tompkins of Contractor Property Developers Company and Ed Hasek of Westwood Engineering were present to discuss park plans for Trott Brook Farms. Mr.Tompkins indicated they spent a significant amount of time and money investigating the development of a championship golf course, only to find they were uncomfortable with the increased density and land value that would be necessary to do the project. Mr. Hasek explained the changes that have been made in the park concept since the Park and Recreation Commissioners last review. The concept previously approved by the Park and Recreation Commission included a trail system with connections to all of the roadways which abutted the park property, a ballfield/soccer playfield, hockey rink, skating rink, tot lot, tennis/basketball court, and a small parking area near the street on the south. The total project has been increased in size from 280 acres to 360 acres. The project is bounded by County • Road No. 12 on the south, County Road No. 13 on the west and Trott Brook on the east. The proposed centrally located park area has been increased in size from Park&Recreation Minutes April 8, 1998 Page 4 8.5 acres (6.6 acres of upland) to 13.2 acres (9.8 acres upland). A park linkage of 11, 3.9 acres has been included along Trott Brook, as well as a potential 3.5 acre passive area to the north along the creek. The total dedicated park area will be approximately 20.6 acres. Mr. Hasek indicated the park area will serve as a focal point at the southern entrance into the project. Mr. Hasek explained the layout of the park and the location of the proposed trails and trail connections. The revised park plan shows the proposed locations for the playfields, hockey rink, skating rink, tennis/basketball court, an additional playfield to the west and a picnic shelter. He noted picnic tables could be included in the wooded area. Mr. Hasek described the proposed landscaped entrances. Commissioner Olson expressed his concern that the wetlands will increase in size. Mr. Hasek explained a drainage system will be in place to properly route the runoff and explained how the topography creates a natural separation area. Mr. Hasek explained a 50' corridor is shown along Trott Brook, but he felt this corridor would need to be tied into a future project to the north. The Commissioners felt since the trail would be subject to flooding, the construction material would be something other than bituminous (i.e.,wood chip, ag lime, etc.) Discussion followed regarding proposed locations of trails and sidewalks. 11111 Chair Anderson expressed his concern that the impact of the park on the adjacent homes to the north and south of the park. Mr. Hasek felt the impact on the homes to the north would be the trail between the lots which will be no less than 50 feet. The distance from the back of the building pads to the ballfields is 250-300 feet and did not feel the lots would be impacted. The lots to the south that would be most impacted would be those directly south of the tennis court and adjacent to the hockey rink. He felt the location of tennis court and hockey rink could be changed to lessen the impact on the residences. Also, he felt the activities during the day would be less likely to affect the neighboring properties. Discussion followed regarding the location of the hockey and skating rinks and possible lighting. Mr. Hasek suggested locating a lighted hockey rink in the 80 acre city park to the south of the proposed project. Mr. Hasek felt that if the hockey rink were lighted, it would be a draw for people from other areas to use the rinks. A warming house and substantially more parking would then be needed and the complexion of the park would be changed from a neighborhood park to an area park. Chair Anderson expressed his that concern the hockey and open skating would have on the southern lots. Mr. Hasek suggested the Ciiy's Planning Intern, Sieve Wensman, view the site to see if a workable solution can be found. Further discussion followed on relocating the southern lots. Commissioner Anderson indicated he felt the usage of the park will be greatly limited by the 7 residential lots on the south side of the park. Mr. Hasek discussed the possibility of • relocating some of the southern lots to the west on the collector street. He Park&Recreation Minutes April 8, 1998 Page 5 explained that if the hockey rink is located as far as possible from the home, the access will be more difficult to maintain in the winter. Chair Anderson indicated the Commissioners have expressed their concern for the need to reduce the number of lots to the south. He questioned whether 9.8 acres of usable park area is adequate for the potential 618 families that will be living in this project. Commissioner Anderson felt the size was adequate, but the issue is the 7 lots to the south. Mr. Hasek suggested the hockey and skating rinks be taken out of the plan, since this type of use seems to cause the greatest concern for impacting the neighbors. He felt the other uses are summer uses and will have less impact. Chair Anderson indicated he felt the hockey rink needs to be considered. Mr. Hasek noted the parking and lighting then needs to be addressed. The Commission expressed their support for the trail concept along Trott Brook. Discussion followed regarding the trail along the main collector street connecting County Road No. 12 and 13. The Commissioners did not feel a sidewalk would be needed as well. Chair Anderson suggested a sidewalk be considered along the road to the east which dead ends at the park connecting to Trott Brook to the new park. 8. Area Recreation Update- Jeff Asfahl Jeff Asfahl, Director of Community Recreation, provided an update on the following issues: 1) Field development network meeting; 2) July as Park and Recreation Month; 3) MRPA "Youth Initiatives/Enrichment" legislative update; 4) Youth athletic complex; 5) Youth Initiative updates. Discussion followed regarding the possibility of developing the 80 acre Hillside Park for mountain biking, and a BMX track. Jeff Asfahl suggested the Commissioners visit the BMX site in St. Michael which is run by volunteers of a BMX association. 9. Bond Referendum Discussion Due to Commissioner Kuester's absence, there was no discussion on this issue. 10. Craft Festival Request The Commissioners expressed no objection to a request by John Huard of St. Cloud to hold an arts and crafts show in a city park. The Commissioners recommended the City Council consider requiring a larger deposit for community events, to ensure the responsible organization deans up the area. Commissioner Anderson noted that many hours are spent cleaning up City property after the Sherburne County Fair parade and questioned if they are required to make a deposit. 12. Staff Updates 1111 Terry Bye, Parks Foreman, noted the following staff updates: Park&Recreation Minutes May 13, 1998 Page 5 • Commissioner Huberty indicated a property owner expressed concern to her that the BMXers may go onto adjacent property. Commissioner Anderson indicated he felt there is a significant number of mountain bikers in the community who would be willing to build a mountain bike trail,with very little disturbance to the existing trees. John Thompson, Brian Page and Mark Griswold were present to discuss the BMX proposal. He stated the BMX Association would be a non-profit organization and plans to raise funds themselves to build the track. Mr.Thompson noted there are approximately 75 individuals who are either registered with the American Bicycle Association (ABA) and/or are active BMXers. Mr. Thompson explained the property owner mentioned by Commissioner Huberty probably was thinking of motorized vehicles, and did not feel there would be any problem with BMX bicyclists going off the site since the track would be fenced. Chair Anderson indicated the intent of the City is make the park usable for all its residents. Mr.Thompson noted the track would be available for fun, in addition to scheduled events. Brian Page indicated BMXers range in age from 3 years to 40+. Mr.Thompson indicated they will be looking for a source for the dirt to build the track. Discussion followed regarding development of the BMX site and possible lease • options. Phil Hals, Streets/Parks Superintendent, indicated a major expense would be improving the access to the site. Phil stated he will try to provide an estimate for the road and parking lot improvements for the June meeting. He also suggested a practice/warm-up area be provided for younger children to use at no charge. Mr.Thompson indicated the ABA membership fee is only$35 per year. He stated they were willing to work with the city to plan for an area that could be used free of charge. Commissioner Anderson suggested that Steve Wensman work with Mike Niziolek on plans for a potential mountain biking trail. CHAIR ANDERSON MOVED TO ACCEPT OPTION C (BIKE PARK) FOR DEVELOPMENT OF THE HILLSIDE PARK, INCLUDING A BMX BICYCLE TRACK LOCATED IN THE FORMER DUMP SITE AND MOUNTAIN BIKING TRAIL THROUGHOUT THE SITE. COMMISSIONER ANDERSON SECONDED THE MOTION. THE MOTION CARRIED 5-0. 7.c. Trott Brook Trail/Preliminary Plat Trott Brook Farms Ed Hasek, of Westwood Development Corporation, representing Contractor Properties Development Company, was present to review the proposed park for the Trott Brook Farms plat. He noted Steve Wensman walked the property with him to investigate the possibility of a trail along Trott Brook. Amenities of the park include: • -Trail linkages to the north and east in the park -Tennis/basketball court Park&Recreation Minutes May 13, 1998 Page 6 • -Hockey rink 180' in length -300' long soccer field -Ballfield with 250' foul line -Tot lot 40' across -30' x 30' wooden picnic structure with picnic tables scattered throughout the site. Mr. Hasek reviewed the drainage flow on the site. The hockey rink will be 3 feet lower than the street to reduce its impact on surrounding neighbors. He explained why a sliding hill was not included in the plan. Mr. Hasek indicated the 360 acre contains 101 acres of wetlands. He felt the proportion of wetlands and trees in the park was comparable to the wetands and trees on the entire site. Mr. Hasek reviewed changes made in the park since the Park and Recreation Commissioners' last review of the project. The lots which were previously located south of the park have been relocated to the west with an additional cul de sac, a lot added to the east, the hockey rink and soccer field have been relocated, and the trail connection to the park has moved to line up with the sidewalk to the Trott Brook corridor. It was the consensus of the Commissioners to eliminate the tennis court at this time due to the cost, and use the court for basketball only. Mr. Hasek noted the fields and basketball court could be flooded for skating. • Discussion followed regarding the wetlands. Mr. Hasek noted the large wetland area is walkable and is not wet most of the year and-Canary reed grass is growing there. He added that the City is considering this area for a regional storm water ponding site. Some of the Commissioners expressed concern that the size of the ponding area not be increased. Mr. Hasek reviewed the proposed trails and sidewalks. A 60' road right of way will be maintained with a 25' setback for homes on the cul de sacs. A 7' widened area along the both sides of the roadway will be included for biking. A sidewalk will be located on one side of the street with a grassy area between the street and sidewalk. There will be a county trail along the north side of County Road 12 and a proposed trail along Trott Brook. Commissioner Anderson requested that staff ensure the grading in the park will accommodate skating. Steve Wensman explained the proposed trail alon : Trott Brook. He noted this trail will eventually connect with County Road 12 through Trott Brook Farms development. There also may be a possibility of a trail linkage to the north. Ed Hasek indicated the park will be included in Phase 1 of the development. It was the unanimous consensus of the Commissioners to accept the following as park dedication requirements for the Trott Brook Farms plat: S -i 1.2 acre dedicated park land (8.3. acres of upland) -6 acres of trail along Trott Brook -Balance in cash or park improvements as discussed \4 Item# 7.c. MEMORANDUM iverTO: Park and Recreation Commission FROM: Stephen Wensman, Planning Intern vt.) DATE: May 13, 1998 SUBJECT: Trott Brook Trail Corridor Description The Trott Brook Farms subdivision is proposing a park corridor along Trott Brook. It appears that a corridor is feasible to a point about 300 feet beyond the north edge of Outlot F of the proposed subdivision. From that point and to the north, the feasibility of continuing the trail is unclear. Beyond that point there is wetland around the Brook and farm ditches that extend Eastward. If a connection could be made around the wetland, a trail could • possibly follow the powerline easement to County Road 13. However, the easement crosses existing residential lots. It appears that the continuation of the trail Northward is dependent on future subdivisions, the extent of the wetlands, and the use of the powerline easement. It may be possible to connect the Trott Brook trail to Hillside 5th Addition Park and to 197th Avenue, and to Deerfield Park. Another short trail along the existing ditch could connect the Trott Brook trail to Outlot F. The banks of the ditch appear to be dry enough and are easily walked. Site Issues • Wetlands • Private property • Utility easements • Future subdivisions Attachments • • Eastern Area Proposed Trails and Parks \\elkriver\sys\shrdoc\planning\stevewen\trotmmo.doc 13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • TDD & Phone: (612) 441-7420 • Fax: (612) 441-7425 I 1 • I, i - s ITei%fl2a' 1aru p �. - ! IL't i-,. ; C it-iir) n ch or, ,----, /1„-1 F I i f •...... _ . 44 IN... ,..... J' �.-..,..�__.— fir-t� _ .l erraA"">,-.. � Y • •. r' * ^.? - +�. 1�!J1 ., PFJ. b 33 rt'•?yi., &T-rl .TY- '" - ,,P,•5'�} '�'� 3 f> _�� ;60:4L,$,,,,, apt 1 . . ett.c_ ..`'te- ..lits"` ',. ,�sZ+ °�C �•r tnJr t.., 'a "' A'.k,.,.; t , > 'i it ,I �•• a -yam -- r � i $$ ...Y • � • -----__�.� --- \\:....., •' • � r for Trott ti Brookp ,,, r .i...,-,,, Elk River, Mn. Prepared for: 8uiiders: Contractor Property Developers Company BrulhtKEYS BUiidi? 9110 83rd Avenue North 1809 Northwestern Avenue Brooklyn Park, Minnesota 55445 Stillwater, Minnesota 55082 Contact: Homer Tompkins Contact: C.R. Hackworthy Phone: (612) 627-0855 Phone: (612) 430-1400 Prepared 5, • Lundgren Brothers -_ valWestwood Professional Services, Inc. 935 East Wa ata Boulevard . 104 Marty Drive, Suite 3410 vs,„ Wayzata, Minnesota 55391 '; • Buffalo, Minnesota 55313 t Contact: Fran Hagen, 11 Contact: Terry Forbord Phone : 682-2587 Phone: (612) 473-1231 PROJECT NO. 96367 /16, 1 1., YTer1�lITY MAP • LT�#$ ' "IF dux- 1143 y I 161' U °' ARMS 4 .. tali mix t:l'rd si dIScd(pr19N eVt4 Cr,MAT>CNS/CERP-NCATE a SUR`.FY —' '.£'MNAAY DID PLAN -.— ii ' P'^'IMNARY PLAT swum 'r_.g,ARY GRADING,DRAiNAQ Y EROSION CONTROL PLAN ' WELIMINART'NEE PRESERVA"N..N ANO LANDSCAPE PLAN DILLS PNASPN:PLAN F::ERYED ORI rAY.LY LOOTS MUMD4%,LF AUG'PUNITS Ml� PED PLAN NJO LANDSCAPE DETA& NO. 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";/,..,,,,_-.-z..1,-, IN v Lirf:-......f.97;v<7\ ))i.,4/..).0 9\-----; '''',..- Nf'.‘ i'i/Li 1 lific;.11/. /(1 n. .--4,/, itt;='=-. i )},•(44 r .../..._ ,..,,..,...s!...,..i.Jci 7...1../A Et•611.• " CO,M Moes e.10w oc r,o GOPHER STATE ONE CALL T.kw aty r...:,454-0002 un.Toll Fra.1-500-202-11ee • •••C �� /:\s-:=i.� 5/. - f"ff1 t a 4 S •. 1; } el LEGAL DESCRIPTION Y PARCEL l: I'i The Southeast Quarter of out Northwest Quarter of Section 3$ Township 3.5 Rano*26 and the South Half of the Northeast Courter of Scotia.,35. Township 35 Rengw 26, '•j according to the United States Go.arnment Survey thereof and situote in Sherburne rtil !1\.-1 County.Minnesota. i' r I i 4_j PARCEL 2: The West Holl of the Southeast Quarter, the East Ho/f of the Southwest Quarter and the ��A� j East 10 rods of the West Holl of the Southwest QWerlr i,Seat/Oh 35. Township 3.L •" Rang*26, according to the United States Government Survey thereof and situate h �•��,# Sherburne CountMinnesota e • IA 4.,\....z.,..1,61,sEXCEPT THE FOLLOIRNG: That part of the above u desAW gang southwesterly of County:tote Aid Highway Na ' y •,3• 12. 1r'�ti^.11A A tract of land Is the Southwest Ouort.t of Section 35, Township 33.Ronge 26, desertedr u� +.ee..w,w,y..a. os follows: 8yinning 1667.9 feet'East of thy Southwest comer of said Section and • C/ s.e...r o.wew.n a.ew. along the South line of Section; thence bearing North 50 degrees 39 minutes West along 4.444 ea. i...../.--f r'° '0 the centerline of a rood a distance of 635.0 feet to the point of beginning; thence oe North 39 degrees 2/minutes East a dialonce of 7330'feet: thence North SO dynes 39 ,— minutes West a diatoms of 75.0 feet; Mann South 39 degrees 2/minutes west o distance \� ties.a ,T of 1330 feet; thence South 50 degrees.39 minutes East and along the centerline of said d1 it r rood a distance of 75.0 feet to the point of beginning, excepting 33.0 feet parallel to i`L \� a( the centerline of said road being road right-of-way. v Cr .y„\j That part of the atom absorbed East Wolf of the Southwest Ooortr and the East 10 rods of Ne West Half of the Southwest Quarter described of follows:Commencing of the '[•/ �� '.%:,, intersection of the tangent to the centerline of County Stole Aid H;ghwoy No. 72 and the \N ' ./' South lou of said Southwest Quarter a distance of 953.38 fest west of the Southeast �` comer thereof thence North 50 degrees e0 minutes West along said renterline of Highway \s �_.•_' \ 570.58 feet to the actual point of beginning of the land to be described; thence North \_ \ 39 degrees 20 minutes east a distance of 763 feet; thence Nath 0 degree 17 minutes East �_ a distance of 5453.21 feel; thence North 89 degrees 43 minutes West to the West line of k`__ w,,;. said Coat 10 rods of the West Half of the Southwest Quarter: Thence South along sold A.' West lies to the Highway centesine: thence South 50 degrees 40 minutes East along sold � I�' j centerline to the point of beginning. Tr iS7 („� ' r PARCEL J: Y' J.f.)•-A •1�3 '.' Me East Half of the Southeast Cuarler h Section 3A Township 35 Range 26.according 7 L. irx to the United States Conrrnment Survey thereof and situate in Sherburne County. :Ste--!,•,f r''./a Ninnesola. `%:� :rJ' i�. 44741. �� 1 / • � , 1 ri J 1�-,1\: 1 /� Note:Property sobyxt to on Easement for the purpose of slapas. cuts and fills I i,tree gradingof Slats Ai6 Highway 12 tl T” /7 7 ( yyt./f 9h YPer Document Nc. 85406 / 1 ,,:z-\,..- L ..,.ter, laawary,we Wawa wr ex*OH �a :I• I 0 0....•as, saw.? tnow Iwo/ j • i▪ \s• y 7`',' 1f—i::7? ✓/ ei. Swam*ewww•al Ha "qr i"2,_ -•t w•_ _n i u aero ie'.'•`m„ X ,. /\,— t s,.s ora caw.b ewwaww,g 2/1.....' 0' :co'200' 400' 800' LATEST REVISION DATE: 6 30 98 \ I PREPARED FOR, \ I ' I \ F DATE °" '° SAO Contractor Property Trott Brook Existing Conditions and 5/1./98 "' .5 """0co.o.awn Developers Company FarmsSr4EET %. eraokllyo Pack,tttaaenoS. y ` Elk River, Momoesota `Certificate of Surveys .,...2 CFI?, •1998 Westwood Professional Srokes.Inc. • • - _ M a 5 1111.55'5Y 1' '-. '--•— IMI.t? // .?..:. -.-O dT.o : C 1 «.:t-e- S.r •: •„ti i. i 'i" /•J/ t / K R moor A/ // , —"- ( - ` ' c. . / .4401 ,,,.„,,,,A- "•.; .: ...1 1w...,fir x; '''----=-4....::.44-- �, .--.A--4‘,-,..4„...---...--,--- \ ' J " ,* / --•<T^. G/ •��« .•. -cr '. '� • r..s�^n ` . "Win=.;� aZ3 ,s -*4::'-i:7-,--- - - ,,V, .. // r O 17C _ i _ 41 so re--;."4„.c..) n� ws !I� r�r `a.`, '•`' •�� /��p s/ x ray " +�110. so� u !) 1. /c a « ��� ��' • / ♦ �/ r weitlii . • ✓;i a 0 • �t •a" rte._ 1 1 1 / . . + 'r. NKr.r �, O`7 JG ..;2:-.:e-,:t.„-.9.-' . qra \ O,• 0 t.._t1 a,. t 0.w, zc moo:• I• O r \ I\I 11111, a ' �� am '• wfo ° • w,o J . �� - i o -- - D- , \ \ .. - ii , °•--0.4.....'1 1 ...All. 7 _ \ '' PCWOi • \ ` a°' w I • �� ' yr L._�'• a$ "•'' ,, i ! k\.\ � (• \ u �•\-,.' =.off •P1 r -/ f4,4 o ) 'r� f r ;i , JO .O 1� o 1\ / q ,�-� / AA F � ^!, r. o "Ns�' aT\ /�fF >` ww , \, • �' as -"o o _-t o�o'n \\ %,'b' '' • li/ _ ' O " pr.l �• rr a C. • SUR .0 : o \....- __Oew• 3:1' O 1`[...%-•,;...06. J e01', c'O✓ a✓vra Kx r 411 ° Jter ' "' •0 nnnv _cum 0u. % - _ O/ _,..q.• ' " -.-#- "'".14 _ti �er CLIID immtzeco s• I u •r.' Rzwmm U7ryO `foRb. O• r•--7 " i I �,_.'�� -�> _..==-' ot a d "a . /v� •r , Ct'pqR ei.•. L n I ' ( yam •aJ0' ° osil ZIPd • It ,\ ,vrpt G '4Ci 4,11:71. „,0 cp ” o‘__:•-• -. a ,'11emaa aQO J , -a CC a piV / Fp ) `0 6`TRb tat? GZIp 'rO o ti � t�•;\y /°4" ^ '�._' ' °� p � 4i.c. w , �o •. °°..Mi/Ds vov •` a fia•.00�• . � /c 44.•aJ POND C:-Ca,*C'''' 4eN uJ .,Jr. o, ov.or. '' > o 13-• It' " .0 G4b Et•' E. • [ o. Olr,4, wS..yrt D7^ 0",-:'/P sc r. mL_ ♦Com -7CCtv oxJ.,L f RP•• i n0 -4C.� „,qo_ oo8ar• ', yOR' 9 f Ja /7 -� v00 • .. / \ Ii4 \pt ea c w t • "" PON ��Y(C •aw \ 'X'µ4r �_a `' .y —.,—`:�4�r. ,µv..:.;V w4 - . Vee r + oe . ---. - - -- I �. • PROJECT ENTRY N NEICH8OR4000 MONUMENT A NEIGHBORHOOD MONUMENT C • 4 NEICN8ORN000 MONUMENT 0 t 4 NEIG*3CRNCCO MCNUMENT C at-H 4 X 9 S.GN NEIG•BORHOGO MCNUMENT 0 WITH A X 9 SGN T —POST AND RAIL FENCING / 7- C/Jt�f e y l/ ,J 7 / ( `J 1 //' , REVISIONS IT Westwood , �•• ”":'�••••6/30/98 .•• ,• , 3l,., +.n / / \, / .E: 1.� -J CAl 4s.He,.e.r.r.e99na GOPHER STATE ONE CALL T.in City M 450-0002 Un.Tal e...1—eao-252-1166 / r k 5.0'-� 5.0' .- 7, ` y?�; ,/ g REAR BUILDING SETBACK I �� REAR BUIUIMC SETBACK • '�'-- �" 5.0'- 21 LOT NUMBER 10.0' 21 LOT NUMBER y ;; {'v{' c ,. \ SITE BLDG. SETBACK TO - I SIDE BLDG. SETBA6(TO "1=p: CARAT£ GARAGE -z:: -• t.4'. TYPICAL LOT DIMENSION i TYPICAL LCT OMENSON 7r» .1 tf .. ' 10.0'--i SIDE BLOC.SETBACK TO j I 10.0'--j SIDE BLDG. SETBACK TO f -^Z'� ' '''4.1-1 .... ._ I Uv'NG AREA tt' I LIVING AREA "r ; } 5.0'—.•� DRAINAGE a UTILITY ! l 5.0'- CRA:NAGE k UTILITY J EASEMENT ilii q t n EASEMENT `t- < i i. �+ MINIMUM FRONT BLDG. '�.._T__t'l s'�MINIMUM FRONT?(DG 1 ' ,. 75' SETBACK(VARIES) pq' SETBACK(VARIES) 'G .�,',:it,,,,.';'1Z'',::::-V.,i `-10.0' `10.0' i Ir _ , ,h_Jr TYPICAL S/F LOi I 1 TYPICAL SP'LOT I FSS THAN 80 FT. I 80' OR OVER 1�4 3 ti e„ Q Ll ft u A fartiMiL RM>Tcw ;'-:,: rS,,.." \ Contractor Property Developers Company Westwood Professional Services.00 0 •�.x 9110 53rd Avmx»Forth 104 Marty Drive,Sul*3 i"??£' y Brooklyn Park MN cR4aS B41sk,MI 55343 /) ii .¢- /( DEYE�OPtv�.'vT SUMRiA.�' `'', 1J Total Site Ares 365.4 A.z� ' tl \ *. Coolly Road H-O-W ;1.4 Acres • �'x; "/ Outlets A-K, 949 Ac+'es Fr ""( Ceveopeble Ares 520 Aran •'\ �h Y,ti.. Interior Public R-0 W 3/3 Aces -�/, • Wetlands: 1021 Awes . ' Tole?Ur1t, &^A Units i. i'wcar aEMt onle Family+ 300 Lois . 1 Towxrne(s ad U-1s. /j1/8 Development Density, 25lAuss/Acro Average SF.Lot Area 20.804 SF. • r; we,rr Average TovsAvon.Lot Ares 5;97 SF. BROOK .. • kt,/ ' t • \�_ , 117-CAL mu T ff tlNrf LOTS -- _ r-r--------1 ----Iii If ...,--r-- L La H ., :•.- . 1 moo , , - - ___ 41 _. 11 I � __ J - /41, 1 h 2! T' 1 ECOCK9 UR &oat la L OCKS l 6' t?\IA/ 0' 2CC' tC0' 600' N r PREPARED FOR: \ I \ ♦ \ !DATE Contractor Property rft-ott Brook Preliminary 5/1/98 "" .VW Developers Company Farms Site Plan SHEET 1 \ Brooklyn P.R.Mmnrooa / k Ell- River, MCmesola l l / ‘,.3 OFt7i •1996 Westwood Protessiond Services.Inc - / . 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Developers Company Farms Tree Preservation and Dirlokly.Park.so Elk Ply,. 9tnnrsote Landscape Plan ., ,...a oFiv, s•-. , ‘. •1998 Westwood Professional Swvlc...Inc `YK i I " . . 1! \\ \ (Ij ( . .ave \ „40,;,,''s' -\`\r (` .r =_��E / / yr _ ` ♦ l'.....,,�v '... r' Tr,--------.----- / 'xe %.moi /r; / ` .,.�7rTyr�by h .RI-"s- / '''-:.---=--7-7-,�?. J / ..e/7//, l ,k• \ \ Ntli.A4:t,'" 'e 7...'"1.'\'s Af,,..- ----i I I \ 4,tro,,,;$ ,_,4.•••\ .... 7`.-i„,,,..1...,,,--;:. "w.._,. . / :.':'''Ai.r. ''' t;,' —Ap. I 1 Y; f•i`2,�.',;s'1r.r~:ks, �� �.� ; j 4�+o q'i3�J_I/' NK„, 3 —33z- Z I.'\'.•a. g. r. I L.• rss.°++• .1*,'" �Wr• `' f /.•:' , I( /�� t�� `cs'e I -85e ..• Sae ��""` \\, D' l iL j 1 i, / 7,/`, •'eeLeA34-\.•tri �\ - �`�, f j ` 1 i).1 ��/ \ " I �f';. 0�!<• l+�p`�vAA \ �►_�`eve►%H, I PI q 1 / a eve Wy.=, 9 \\ j . ��t�\ '! b1011040)41.411i' � ,"10. iip •NWIIGi \k . . Mir- .. ,k.,. IP i\ ‘ tVk M No , • / AM,ir.444 ,-- e 1 *ef44 it 4:k '-•li it .i A 4, arvit.,frollaw 7q.i, , :V\ \( NN. J -+seii /•.7)., jp, ag tiliXilpor 1 a it 1 ,t\0QD i --^NdA \ �• \ �`V,fl Y' .X16"~P �C3'� P� ops 1 ` \°� r��� \ PROJECT ENTRY f(/ i ?� 9 �?ll►►��, .;-� �as.�e N. yo� ^v,tai /'�wi YCNUMENT A \1 r, I �'I�i /�/ � at % 1:�.�«t, /�s •• r '.`\ ; t. \ \, me POND / p4 V. lI / A e _� 7 011 \ � \ \ NOCHBORH..r. � � -, y r t �f y� I s_� 0.,,,,:-.....,--5-1 9cc I�' / „ ` \ av. MONUMENT B ` .app., O I i i , \ ssati —_ e\\ 4 \ \ ` yt -:: ..77.11..--.." IV tQ IW Y TREES TO BE `w. l il t i 1 1? k` 11111/rtirl 11 -� / /NEIGHBORHOOD PRESERVED(TSP.) 4•.e.rs Q!4! I -Loo_ / ' S-_ --7 A "'j`\ '� �1..`MONUNENT 8__'__-_-a ,( . �/ a 11IQ/?�9_1�01�:O • ��.,�\\...Vara -60:94'./6. y 4Sa - / il;� ! p 1 \•;x!' i/JR s- t, ' parr : ,:Jaw. Q�/�n°— •Z�� P/P£�_N_E'L I SEAJEN—r�C i t '? tI�I p • \ 1pbs/ :'l jj •+r=�iSi1 _ �Te� »a���' 'iil�%* „d'0 vj,Qn a, u��J' *r` �gt�det1 a Gtirteil gip°\ '\,irri'$. `''.\• .-\ ii , , 0♦ 11�� 0)4166'flc�, 0 11. w�11. tr %l / �-�� '' `--=0. --` / ;' 4 9 / • 4p, *, Os'e ��'v— ! /tp_r� ��li�'*'111J��rr,�,k�Ny '-.r/ �• s', 'Zig'liW 15. // it-;- `. � to. . O� ` - k` _ Itt.Vi_ wk ILt1 t IA l if s ��v � / 1 `,iit, ,• . ,4\QED.O '44,40 `O sow` �.. oe° 1_"•�wimp ' ' "+�j� ^0111114 l� �*.i w f• l•! Y �► \ 0 .■Ili •aafe t . leiy wimp tutill/04,0PMr .0 0.94' eT of GO "NP,�' .t•----. •` . '+O e ' C' . to la oL' lc e1 Ei n .y 4 d ` • l �e .,0 '0 IA .2130! _!NW t i. Syll.*bittittw ®� i®"'''fl' 1. :' i. o fl .. ,1 '. J 1-4)°10 -; i ll� .■gyp *II a,�'.174:ry ._/ .� ;� �r ( \� . /rt r t 1 '-. '' ',, , '''.- ....... \,,°the �` .. eye • ' 4 <' a . ' v �.---..V.1111• ,•• x,11 `,!!< �7�iF,/_12 ` `'--` o_..i�`.. k -•'- ..$!,.�..,®o��" '°s= '�°�1w9 111,10 _e m F,i . 71- .. C} \ - , n.r"°''•,<n..=�„ - �'fsVs_'•sn' �. -�,. v3.7sretw,T.7,17 • �I Plant List Tree Preservation Data b. V OTS. CObnIcN/BOTANICAL NAME SIZE COMMENTS Total Cancpy Cover: - 131.5±Ac. 719 Swamp Mite Oak/Quercus biedar 2 1/2-88 Total Canopy Cover Preserved: - 54.8±Ac.(427.) Red Cak/Quercus rubra 2 l/2.88 Summit Ash/Froatnus penns)lvanica'Summit' 2 1/2 as O NOTES: To evaluate significant tree losses,a mensuration of Red Sunset Maple/Acer rubrum'Rod S,.,set 2 1/2 88 of total trees on site is currently being conducted. Hackberry/Celtic occidentalis 2 1/Y 88 Cne boulevard and one lot tree to be planted on elan lot, i% 377 Austrian Plne/P:nus nigra 6'89 corner lots to receive two boulevard and lot trees. ee Black Wilts Spn.oe;Piceo gigue:deviate 6'98 . • O' 465 River Siren/Betuis ogre IC'BB Clump(3 tr.nkl Al:egneny 5erv.c.Cory,'AmNancnlo •acv's 5'Pat t2.mp 0 Red Spender Crop/Malus t'Pfd Splenac• I I/2'88 Snowaritt Crob/Msus .11•9•••:•'/C I I/2'9B eREvsoNs 6/30/38 ID JS t/! /� /� /! ' w Westwood :,a:�:i r'w:`:....rw.'iw...,. r+csw s.ee..•,...wawa a / / \ 2,3- ~I •:'7 REG.hr Can.6 Hoar.e.ra.49911¢ GOPHER STATE ONE CALL Tem C. Area 454-0002 .Y. : '� tM3 \' " ~ 1 111.1. '/ • s rN l'''-.114111\ Mr.Totl\«1.400-252-1108 ..,...:10" 0" • a `- /�/) 1 , �` ,' l ` ,\, _:tom_: / t ..:,�9. <V•' /j' . i,L...„......„ ,.. ., , �� v x w _ -o ( y ��5 ` • J :fir '` / x1 / i..r• 'v .-.Y �rr33 .,N, ii L.....,ri/ 'IT. . f -y%l/ "j:= N " - • ��� / /r4''''} :ice/ 1;?ic`_3 a 1 'K' `'' i>r': /�'Y, %Q ft 1 �:-'^mow„/.� i..` % .i; / ., .. 6 :I/il 1.11 1!,:/': i .: i j �� {f��I' ,A 1.1- i a'`, s \ ,/,/...- r.sr+ sew:7, r J' go � ( \ 1 'ii _ )84 it)it) \ J 111 ,•4 \ici„\ - �'6 _4=0%41 �`1 �. /L%/j Po ...1'�•� tam.* ,, SI•J?, ,/,:a'�/ / (�/ �� �\\ , „�;:\ t� /4; •-",--7,----;--..„__,.---,---=,------I ,. ,jr`\ '�$.4 " ' /•/ ' •/ Jr 9 A .._ ,q, ,_��\,,�\`� n.. r���t� �� � - ' 1 *'� / ore, /!dd"�/�,-!--- -=- ,.. 'Cfie t' --: y i/� '� " •ate / /" xas 1 , iv ' [l� ! %/ ,L �j �I\: MEI BORHOOp ,I �\ ��� 1 •�f#j jI \\ ITT 0 \<�.•tiJ i leral '0,•11' "4-..... ,,,e 440.1 4.,.a \ . -dr i J 72w, i//J _ h0 /r / ; ..e'I i ..�^ �q� PCND\ /,';' t•/• i1 - ����I \/ /,24, .111(�tl� i I\,�/\ �`x• \s• `J I/� .I• %�'r I moi'/I 1 E ( ki LJ�/.d ,� •i� '_oc�, ' ';,.• NEIGNBORN.. o-- —. i 4': 0-;,,,,,..40, •Y �:. 1 1 \ , \�\^ \MONUMENT B' a.y,,,,o-•-.81 sr.0 . ,1 • ..JJ ..- ..,like',' .,_ , "• .41 ' '.•• ., , - eel C� y Y - / .2:-.::::_,--.-' \ sea \ ♦ \ cp..)1/4 ..,.,. .--..4- -.. ;„'-'.97'o a 1 ""1�'..1 i ,, / a- T �' lad _ �3 4N ,xt r !f 155....- 1.--,-,.(-,A-„ 4. 11 fir. ;rNaG eGRNGao `+,' 1�� ilia alt` @ • I• +aj � ',; :TMSE%B9ON )1 ,Pr.. --.._�iirez 1 �� ) ritei1- �`. . .. G .,40 * � �. � � - oro P t 'llogi ar„ � PI =e 1,i'.%,1 1 i/.6 ® -1�r*NI 1/471 ami,. �,as_'��� v�..���� .�, v o �uPI.P r ,� :{►. �E! o,�a �, LA.eo; ,~�_ _ /• '�#a_tl�'a� IMIli ea.Cer 1.//,/ d i ii**x_401 .ViI�, a.i''.n Vt _a+� =" ate.x'4''1 e � e�:r_ .41.. ///, _,<<� •arra 3-i I:,.;_ - ..1�-=,— ., l�- _- �- —_ MONUMENT EsIT Y`, r•=•.—-- i;/ �, I rr—tont- ` -- '",... " 4-'';.°71 °6'...i. h`It ,4Q06r",- 1 tee. 'ml; 1 M.,`NUMENT B Z i V X 0' ,,,) ::0' :00' x+"" PrV•Of. •'''''' [,t Trott PREPARED,OC \ 1 /1 Trottrooremnar "T� r/ Contractor Property tt Bk Preliminary Cs r '.a.... P"" ""0U...`WI Developers Company Farms Tree Preservation and SHEET srxk a Park.Wnn..o4 ! elk Rhar. NiPneaoG Landscape Plan D CFI, •1996 Westwood Professional Saroo.L Inc . • +tr' • TYPICAL PRIVATE buts (90 PAWING Al1OMED) 30.OBTLOT 1 jjpp a TO'R.000 W e I (1811 I ..1+ �I ...., I6 Ø. 0.3'l7tOMN NOUN TAE 2x k ResedaResedaa3'CROWI 38 Yt `� I '�YQ.NTABIF 1 YI J I2ICURStt VARIES Fv+'*' I 3)3.111 'I t 3'I11 VARIES l0' CURS O G I I O ar O O O i a O O M g UV i 6 1 70'ROW 30'OUTLOT PRIVAATTE STREET RESIDENTIAL COLLECTOR STREET • EE .. ., e67 R.o.w. .5 • N+0- 3X J2 1J' y' J 3i 11111111111M.. 32 SS 40- MOUNTABLE 2% 3X DV CROMN 3Z ^J.` SI 3�2 I VARIES IC r CURB vr}. YOVNTABIE 3_v I' 3' 3'13'I 1' VARIES 10' CURS O O O �9n 5 N 0 O _4O O O j 0p > -25'BUILDING SETBACtt X 'n £O 0 o $ t ON CUL-DE-SACS A 0 Age of t. Ill/ g F 8 60' CUL—DE—SAC A 60' ROW TYPICAL TYPICAL RESIETIL MINOR STREET MINOR STREET Tree Details Planting Notes Con/! TT ' Ww..eyes 4-. v.>rw �raeta end pr.wde one yen vuaantw of d vlm t oni _ on the Cate of the LY4aape Arahn.cls Witte"a 1 ,t 0.�+nrw.y Wta.w commite ng uparnrnt part+glawls and ciao how a .�..10 r wW r.r ti wo neva awe <anm.n<nq vpm{Teton} VIIIII4 '� iw•W .ow�na•.�w.. w a...r / "`1114 go.+.I I res.... AI pont.to D.Mnnesola-rya.n'wd/a nerdy. hr l ees reser w�w �yes `F9.4 ea� 11'�w~.w 4 .r,.ww. Pmts to b e insteW as pee standard AAN alanlMy pact'n semen..a T Ii/P r+w Lon4 pool 444 . a , r.w U.TinTure 12'loom Wanted sod en Vats and 6"on s w W.ee. 1144.4.4 •to d1.ovo 4 44. Con Maclay anal wAf loca::va Mtn al utJdks to+n ■ � .141:''-"w.r pee pa,.tea �vt,n, i- w•w.•mesa. not.00.....�..� r �KK . awry ee.e w w w seer re§4 1'� Sla:irq of Uwe apuatd.reposition Anel plumb after a ,�-� _ ti,. �`� � �'``�'' �F ....""'"'�'•+ —.we"":�::m..•. ' „ .. .ef.:. ' 44 r r...414.nvu..:414 Wrap an smooth-barbed trees-tml.n top one wham Rar, tib- .s56 e� ;!� ,1‘.1,1,42,e, -2U� ... ...owe+.+..•w w sw. Ope+two cf ieap an B6 r^ctesals:remove Pot on P.N. T 3.11.....ewes '^4; MI S.we...rte— brta.Apar Pent t po t. w•w.w.e were..Ws W. ...,...,w....ww.wd.0 Prune plartta a.necessary-Per sta.aaa nursery bract. Shrub Detail becnclOng. ®. Plants Nan be immadlately Plaited upon arrlwl at rte.P rectorial,if necessary temporary only. All disturbed areas to be.000.4 unless other.. ,note,0 1 Minnesota-vrcen and nerdy a',..gra a r,ua. ,Iiii,” Wes w.anew......e..w All atwb plantNq Mas MCA haw ween:mer rapic,e' \ ,`` e.a� tgT feet poly t•centers The.1.. re es place."wth al µ.r newt...,:lie W � wl,w,t t.y..••• lnrw feet Iran he asntMs al rtergresn trees se..we wee r.....e P el ,, 'e• 8:,W mulch e'deep al oe pro.Core washed all panting bods / awy n..w son.>•.w .a a ys.Rock mulch vol be.shed orave.3/e'- �'-�� //............m......•1 ..w w Shredded hadwOod Dort mJcn ince M used arouse"d V, \\\ ern. .fin..w.4 llOne.! '-'' `� .mel.a*en.�.r .00 Carte...Chat Y loPat Cc..Stat.'On.Cori(e3+-OC( vnJoyound 411 [ 1 / ? /7 \ / Westwood GA E `F,E'' Y'f FY VVV Cal b Noun Delors dgora: GOPHER STATE ONE CALL Tern City Area*84-0002 Typical Parking Concentration — Multi—Family Areas `"`"'1-800-252-1166 800"' "°° .f1f� .-_. „ .r' ��' Sin II 1 . iiiiiillig 01 all IL „rip 12:10 ■ I ■ iUlla � �� 6° 66a° 6° ■ oa u@ aa as �4 :104E, •�■ = �I; �%i !�. LN �� ®: ill :I; ii /u) ll 11 • / a _gul • nun mai _���,*' STREET S / IT IME 6 GIII 111 iam pm azo minim• ami Gm III21Z gnu 1 La 111 n® Ofd m� r-®Illy acv �,•' Gila WM QID ® CEJ MID OM ®ig os Crn lima ®® CLD no �� iX, ® CLD 111 MI gu! Q� ® ® ® MD C® ri3 / • Ciil1�(.Itl■7� �{f��J vimig Ng roofCEO Immo 1U ul ..1/ , ® &Z tC Cd7dni CUD , 1 �� gSia / I• r/ i . I ! t t .AVERAGE PARKING DENSITY - 5.5 CARS/UNIT(3.5 EXTERIOR) (I Typical Snow Storage — Cul—De—Sacs 1075r-Sie„ • � � _` ` . �0e \ 1. .l, iiip- t.na:The guarantee • #10110, 110 -' :oaten. of the rata I ♦'ear guarantee I vimi Altar - ... i . . *turn(eme.afa Manan ,titan aunt. -� ,^�=' STREET F roa. +fee 4y Apr+I. �' . `' Snow Storage I,ant. .d,t -- , Area (Typical) .. 1 ; :C ,. coand to .at J 1 perry n.,l ` ! 1 � � oa to b...standard �� 40* �. l I muiN on' ;:/Ment to•utaedke -^^��V. !� / 41111k ll�l ai I' i". �. Yp I-- 1110 , t I1 1 ir, l PREPARED FOR: N. \ OATS ➢ Trott Brook (7/3/98 1 Contractor Property I` 11 Developers Company Farms Details/Notes SHEET Brooklyn Park.o.nne.ot. Elk River. Ninneooto \ , 10Cf17 •1996 Westwood Professional Services.Inc • wear / 0 / I�i- /tQ 4.11111111111. , L.,s / ''' ‘ 4°N".r Pilli ' // © a �� I � * I1 \ t \ I \ I \ \ el \ OMR A \ \ \ LiICA 11 \F 1 ) ; if. -. „...,. . 2 I 0 /1 i2 / /4„, 5/2/98 Westwood Dano 2,''''., Cdl 48 Hours before 64an¢ GOPHER STATE ONE CALL T.in CD,Neo 454-0001 Un.Tod Free I-800-151-1188 WO m AO 4/1% CIRO?P D „ ' -.,gatitr .----- -1- . I. i . _ .0, , _ 4, Ar e: :Am to. si •s.11W4),. ippjkil);:o , . . . ,04. \ likt *-410 4... AEI - . .• \ Ira . . •, . ___„...<-.-- . . Is . . . . 1 . . .........„ na.,...- 11, 100 , ,. . imo, .-, di a. iv0- � ' w p 1 ' EllL ' Ai. • 0. AI / ,414 . � ,, . 1. . war- I ii: EP> loiey, ..7__________\10.2 ma. iiiiiv - ...„.\\ . elP _111 , I 7, .. _ _ ....... . MUTT C 0 pe(///, . /7 ill -2'IA ;1-.!-'21 fl; iii A .,.. ......,. , ,.. _.......„...... ;\ 4 ,z, G D if X 0' :70 140' 600 4 .14 1 / PREPARED TOR; \ / Trott �reok N / , DATE EH "`�'" E. """ Contractor Property Preliminary (7/s/se� CJA .< " "T Developers Company Farms Phasing Plan I SHEET Brooklyn Park.ft.00e.ola ,, Elk River. Minnesota / , `I1;Fl7 •1998 Westwood Profemond S.rn<ee,In. • - "• I 40 E 0 _--srr�_ A -_ r v 0..,:r JICieil1 ., ,:.:-aTat=; fr Tic= \ es„:::,,,,,. 9Y^=ATAs •_� }--=_ ,, ii El- 111-- 1 ./'1 amr ax. v `rte�- O.a:„rrra • • .._ ... fr..__._ lieljokpli mit Illii "cm ,,,„ ii.,„,,„„, .,,,„,t it. 11 I! 1 . _I 1 'fig ,i .61111101 '1 i -6d [4, ...klii_r,__, 1--1._.____ii 1 ,_ . _. i 0 YryR If A.I''XS,P* II ,1111 II ; II 1.; ill ;UM ur a i R._ Jaw.) ...sui. . .,-. , . i ----- p Gttr_•`_ ~k hair .- —ii_34 . J ' ice€ 1—. � 11 II Ill I I I i II t III 0.,,,,,...„,..... 3i /t _ J U eolslcNs[--. IT Westwood 6:30 98 PKU ::::::„ w.ww�a`s. .w' •••`w.c.n\ ;�.v'i�.e , _PF.G. N0. .,awn o -. o...._i�=....— -gt...'ra_ _s •x xgt. E II —a+ ..�;.r+.-r*.¢.4 -------4;t,-t—'ppb. OtNA.01 • asr '^^-� a --01- 11177,7"a ,- -: --=ziw a::s..t4 - __ _._._.- tee..,- 4[4:..111..4010.1 _. -- AAAA. ;-••—� _I L--•1 II 4 I t I I .....__..._ er2�rrla:t.:::.- -s•+6 SSv ,..:.“A.. .,......11/44..., O. Roar PLY ..tt... gid= '1-f-gf f...01,• 7 _ ' ' a. is I — _ Sl1- tmima _ii Op— _1-J xcam u.n 4.0y4 1,1 as �f•a -_-- •= r • --- *,' p - Fai it . = . Ma ---- rum. i a - a i — — 4 UYf DI-UNE . Townhomes BrightKEYS Building and Development Corporation j_ AV a ,,,� 1 / PREPARED FOR: ' e 1 e 1` a DATE 1 x — Contractor Property Trott crook Multiple Family s/20/96 "."°""'""'" Developers Company Farms Unit Details Sr/EET 1 Brooklyn Park.Wmerota / Elk River.Kinnesola / 1, J .110F171 •1998 Westwood Professional Services,Inc • Plant List - Unit A Typical Planting Plan KEY Orr. BOTANICAL/COMMON NAME SIZE A 8 Viburnum tr4obum 'Compacta' American Cornpoct Cranberry 18-24'pot B 14 Juniperus scbina '5candia Scania Juniper 5 gcl.pot C 4 Juniperus scbina "Broadmoor" Broadmoor Juniper 5 gal.pot O 12 Spireo nipponica'Snowmound" Snowmound Spired 18-24'pot E 12 Spires s bumaldo'Gumboil" Cumball Sp.rea 18-24'pot F 14 Spi.a s bumaldo"Gddtlome' Coldham• Spired 18-24'pot PO H 4 Mai.'SpnngSnar' Spring Snow Flowering Crob 1.5"DI 4 Maws"PrairieFire" prairie Fre Flowering Crab 1.5'bb Plant List - Unit B KEY QTY. BOTANICAL/COMMON NAME SIZE 4 0 O A 8 Syringo patulo-miss Kim' M. Kim Ulac 18-24"pot 8 14 Junperus sabina"Scandlc' Scandia Juniper 5 gal.pot C 4 Junperus sabina•Cdgory Carpet Calgary Carpet Juniper S gal.pot O 12 Spire°s bumoldo'Gumboil' Gumboil Spired 18-24'pot E 12 Spires ntpponlca"Snowmound" Snowmound Spire° 18-24'pot ©© F 14 Splrea s bumaldo'Goldn : m amGoldtae Spires 18-24'pot • 4 Malys us'ProSprinFire ro F owCrabnn Cb 1.5'bb I f 4 Mdus'SpringSno: Spring Snow Flowering Cb 1.5'bb General Notes 5 • /1. ALL PLANTING AREAS TO BE MULCHED W/COMMERCIAL GRACE BLACK VINYL AND RECEIVE A 3'LAYER OF WASHED RIVER ROCK OVER WEED BARRIER. TREES TO BE MULCHED WITH SHREDDED HAROW000. 02 AU.PLANT MATERIALS SHALL BE CUARENTEED FOR A PERIOD OF 1 YEAR TO INSURE THE • O O SLBSEOLENT VIGOROUS GROWTH OF THE PLANTED MATERIALS. /3. ANY PLANT MATERIAL SUBSTITUTES(IF REQUIRED)SHALL BE APPROVED BY OWNER OR O PROJECT SUPERVISOR PRIOR TO PLANTING. a /4. IRRIGATION SYSTEM TO BE DESIGNED BY INSTALLER. SHOP DRAWINGS SHALL 8E SUBMITTED FOR APPROVAL PRICR TO INSTALLATION. Tree Details -O— — ._ �, •0 T.tut II) .,44L1 #41 _ ate, w..,..._ A�-A!y.:.`7 1. 0 ..."...". _. ,....... 0 .; bi>��.. ...,..n...ww.h. ,- .r._.,-.• Dr) ..,r......www.swie e...w....N....M.bee..r _ 41 20 0 T pj) 'µ.=t ; ..r..ww i— ---_ ..... �.. I ,_.•h„Ii ...*.w u....wsw F.,.r.w...w.... Shrub Detail • `�� , At— A.„. ..�"_'"�== tTR _- .1.1.••••••w..nw..... • . 111.•IVIPill4 • ;,.' ..,Cj t.„,. y fi / /IV 17O/ SPKv IV .1y, "• i \ LwJ DA TE ,_ o __-- pe...... Si ii•o, .,..00. New - 0Atey 4 .4 00 00 @ow. r 1 L. 000 0 0 4� 0 • O 0O 4 4 L _I1 I_____10 0 0 ve Patio Drive Patio Drive 00 0,16-44 O 'v Bie Al"! )4,„. i 4 At* 0. . . A---- La. s. 1 I Pctor PropertyFOR: ] C Trott Brook /AT— Contractor Multiple Family SDATZ Developers Company H arras Unit Details SHAT emokt.n P.rk.Ninne�ota Elk River. M'Rpe�ota Iter!"! •1998 Westwood°-Dt.sycnd Services,Inc. 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'�_.�..L€ .�,3��=� LLLLLLLLLLL.LLLL _ LLLLLLI � F , e •,�** : .` �fi4Tt i f w3tiTRa - - • "INtitia om - _ _a i:- " i - -ice J 1 = _-'- J JJ -I� •� I '4 +y 'JJJJJJJ —GG _}.I JJJJJJJ I 1' e.---- .yy^ '-'71.±±,±1 Jj - ,� _'<!: JJ • JJw rrar1. ���• - 7�I� eJJJ _SCC e,'�',� ''',....74k=-.',..`-'-. y-� 'y Y_ .c "�A` -t _-. .qua_ -- r i, — ITTTNG r ,77 YY. DINING �,;,,,, •• FAMILY 1 "'... f MASTER SAREA RM .�i...�. BED200M LOFT BEDROOM �u.uniuY.ui■ 0 w.Fmk" y S� E11 ^Y.Y �Y. '=ipt.—_ HILI --• v , , ra- R()O ••=7: . .- BEDROOM , •'•,....,..1411NEWRI TWO CAR GARAGE t;; 1'ii 11 The Concord The Heartland Series by: Lundgren Brothers d')('''' a,, ,.„„„, / PREPARED FOR: ` Trott Brook . r N DATE Contractor Property Single Family ,14.1. ""°"""^e•` Developers Company Farms Unit Details SHAT ` Rroollyn Pert,Sbnne.eLa Elk RI••er.Ilinneeola J , .,ISCFI9j •1998 We/tn../Pref../iced S.r.Jca%Inc • -- — is oil"'The Canterbury t0 _ LMII. MM. - • ... . BITOM itstg 7. . . 4 . S_Dir " ( A ' ri Zia GREAT ROOM: t .....: .... • • ., n, u • • ,C , trt " .0.�i _ liiNr5 : K =�Ys"- _ ; � Z � � tfJ /,‘.1rr ` s , �! r . . _ •. • Z• iti ; ~ � fT�Iei1 r?� 1� .� ytJ. a faGl . . . • .� ..,÷:::-77: _,--....---------,_-,,,,,r-4.,-1____.---- Nile.- • 1 h-P • s-i• � 1C""-ir�,1 �;!,® _�, ;, .�, JJJsfJJJJ 1I �= N = Fr rfX010 tea.. _, ...yam.•.-ri 1r. ' .c2; I 4 I. WIN ' Iill M BEDROOM n BEDROOM, • • The Pembrooke qDw. non re eek' - a''<. "A'[;y. - ` ' • •' . 1-'1"''' '17% _ •\.- . . .,,'.:: i,- • tel.' „rp-t %?,,, ,,,,a,,_...4 ,rn- ...x,.. .,,,‘„, '5".*:'S.'9',' . &APO NOW :: rani. ....,=al'.impl: .44 z-• r...0 „.,<,......: ‘, ii.,=, . ......._.. . rte ; .:. a �, .\' `" it i ��r , sem �-<yy -i �r %/Ana W �..'h=has $' _ 't 1•. pPima me g . •� Mi,..--.1 "�.� —� ' y j- .'A+.i1=111 1 is ini --.1....i.-. -.....i.-.•IIS .wa^' —•.we- ---:_—ice."L---- ------.--~c•_ -.•••,,.„„:.,K=•-,--,,. IliI``II Imo.'-�5 �• LLLLLLLL LLL ININEL.21 . I. � .t' +r.�sl ;t� .: LLLLLLLL .. LLL tiii ~'mak r !l _ -----7.----- -—"'>E' _ __ --_ ,www 1 LiVilg . II, • 1 , i 2 i A i l , . r -,, e RE A Sb-.14S Westwood -1;2,'"'""t1:17,,:.7..7.7 ,; 6/30/98 PKM s~w.. The Hampshire 1 2 0 . —--- '...7.-..---__...7.-•:-- --• -- ..- r-I F'--. .j.7 I .., ' . • _.414:14m.rn _ NG/ -UL `_ :IIGMIII![NININIIE- ...«....:5; �I111I•�I�I�W I 11�= :.:. 3lgnle9ll��itilr�,=i_:J.-.3i• • .r'_ • II ___ ' '_1 j,, ... _ _ . . ��i1EE EIS' i .,;;,_ �1_ t. �iIIIIIII��I�� �QIIIIk: a ;7;vo! I I � ��� `..t.:i! Sita !�!m •- Front Etevation B - . with opUonat brick .s . vi LN FI"-� • • — Front Elevation C with optional stone c •. Fa . F$ a.pp. :1168. oii. • yl- 6,1M11111111 • 1 am... The Heritage Series by 4. Lundgren Brothers , ,t10, ,, PREPARED FOR ' Trott Bxook Contractor Property Single Family 15/20/981 "" Developers Company Farms Unit Details SHEET Brooklyn Pork.klnn.wt. / t Elk Rirer. M naeaot. ! 18CF17 '1;99 w.rt,00a Profeewcnal s...,ces,Inc. • _ Trott Brook Park 7 ‘:.),...-.,„__LY/ 4 '_/ ----'` -930- d / 71,474 :U ,....401.«..,1., -� -/ / •/ 1 // •/ i 31; (I.-..•.-... ...a/1.- F=_—__;, -' ;I Nteihr.iTROTT ,, • _ • POND i / / '�)e l i/T rplip1110. . '\\ i/ / /I 1—•_._ !J .. lI I /. / -.-----' I / I I , /I \ h 1 - / l / / •� • j/'.\I 111 / 2 a.�. • \• • t / `'/ / I ar 1 .11 ill/ i •/929 r/ I/ • 9�••--3/ ' I I I I I JI/ l\i1 �I \ l 1 ( 1 1 1 1 r -�$. •-'4 �` q22� (-1 i � 1 11 1„ l ) N, POND �/ 11 1 1 1 1 Y• 1 • j ! l 1 1 j�= I / r � PAVED • � j � �j/ / i . \ /TRAI�' BAt�I� III 1 1\1���i%i ..0,.tat« / �9� �r i ;folk,,, y��/�Y/,� TER 'liii. rant \ % cN " n ��� �� SUG�E.�OOTBALL / ,o /— / •- ilo ::,,, / FIELD �� FF**��� /) ii 111, / /f if\-. __ ..s> i._9/.6... ,---_---rec. % \\\ \\,......._____,..>") V/ , \ \ k,,---, .\7, - \ ---------, , c!L / / \\\916 POND •1 . Z./ r , , ., _ .., HOGKEY / / '/ 1 /, T ,, t ' T' i„..„.�� `3 -LAY / r1 /' i , /g 2.914 • 15 J ----9‹,‘:,S1 c'a \ ` c,3`1 .;' • , N. / •! ---/—........\\NN) : .c .., , A / 2 7/' 045%: • A - ....--N.- 1 \D ". "...<> -_L__>.-7-----jit-Z ser.1.1W I00oe0..y.. OK FARM 0 • ®iI�I I t 11 ! i 1 ? 4� . Westwood � M"REm90H5 NV � uwec.a ...^.�.air t..w+. .iaricr w:.ww�...rw�iu'.a�r. _ _ __ .__.__, s x w�a R \ / ` .m-:a. �7a'_ REG.N0. Monument & Fencing Details 1 • //.., J/ /�.rmm..cav PAWL ('_1 0140....m.11140.= , R a6�eeK'� `�I7'� •�orI COWM BROOK FARMS At i ' Puma/ +t l 1 dr 1s vs SW I. Ilk I 1 I I h. I PROECT WRY MooeaaooD MONUMENT..... MOMENT T / N.. J 1 c 1 1 I In s - I 1 _i ^� I I NOCHBOW4O raOrec HOLO MO NYEM V' MONUMENT b' / ` / N. / FLwa,c ..FL. a, CCl1A1M• . DI .7.....=.......4POST DETAILS srw cw.« IIMI C.A1, rx ra.r ..«..t2 RNw '''''CI-. �� w woe ws+ r`a,� .aeuR i 7� 111 6ilIMMEIM ..+Gv .s."%frP MI r I �l�i� 11111 �..r,a.a a 1u 1 POST a AL—tp,__y, y_ FOX FENCE 1 \ J I ..aQM Mr-4•411.11.r. MOD.......00 r �......rr r.00 rh.e +i i i �' 1 - i 1 1 rim ! COMPOSITE EtEVA1O4 I lir-- 1 l PREPARED PDR r \ / DATE] // D.6 Trott Brook " Contractor Property Preliminary [7/3/08 E. C-" ""' `^r" Developers Company - Farms Details EmEE Brest l.o Park,Minneaot. Elk River, Yinnesola J ` 7CFI 07/07/98 11:59 FAX 9375822 Westwood Prof. Services Z002 • Development Summary Trott Brook Farms Elk River, Minnesota S Resubmitted- June 1998 (Revised July 1998) Submitted to: City of Elk River 13065 Orono Parkway PO Box 490 Elk River, MN 55330 Submitted by: Contractor Property Developers Company 9110 83rd Avenue North Brooklyn Park,MN 55445 Prepared by: Westwood Professional Services, Inc. 7599 Anagram Drive • Eden Prairie, MN 55355 07/07/98 12:00 FAX 9375822 Westwood Prof. Services Z003 • • Table of Contents Project Summary Development Evaluation Reduced Drawings S 07/07/98 12:00 FAX 9375822 Westwood Prof. Services 16004 WESTWOOD PROFESSIONAL SERVICES, INC. • June 30, 1998 TROTT BROOK FARMS PROJECT SUMMARY AND NARRATIVE Ref. No. 96367 Elk River, Minnesota PROJECT SUMMARY PROJECT NAME Trott Brook Farms LOCATION East of County Road 13,North of County Road 12 and west of Trott Brook. OWNER • Contractor Property Developers Company(CPDC) 9110 83`d Avenue North Brooklyn Park, NN 55445 Contact: Homer Tompkins(612) 627-0823 DEVELOPER/APPLICANT Contractor Property Developers Company(CPDC) 9110 83`d Avenue North Brooklyn Park, NN 55445 Contact: Homer Tompkins (612) 627-0823 PROPOSED BUILDERS BrightKEYS Building and Development Corp. Lundgren Brothel s SITE PLANNING, SURVEYOR,ENGINEER Westwood Professional Service,Inc. 7599 Anagram Drive Eden Prairie,MN 55344 Contact: Ed Has::k (612) 937-5150 • PROJECT NARRATIVE TROTT SNOOK FARMS 1 07/07/98 12:00 FAX 9375822 Westwood Prof. Services U005 WESTWOOD PROFESSIONAL SERVICES, INC. DEVELOPMENT DATA ID ZONING/LAND USE Existing Zoning: R-lc and R-le-Residential Existing Land Use Farm and Undeveloped Guide Plan: Residential Proposed Zoning: P.U.D. -Residential Mixed Use Proposed Land Us;: Residential PROPOSED DEVELOPMENT SUMMARY Total Site Area: 365.4 acres Total Units Propos ed: 630 units Townhouses: 280 Detached SF: 350 Overall Density: 2.5 units/acre Total Wetlands (5:): 102.2 acres Total County R.O.W.: 11.4 acres (including proposed) Net Upland Development Area: 251.8 acres REQUESTED ACTION The action request is for a revision of the Comprehensive Plan and Rezoning of the property to allow tae development of a residential P.U.D. generally under the R-lc and R-le zoning guide.ines of the ordinance. The approval of a C.U.P. and a Preliminary Plat • for the subdivision of the property is also being sought. PROJECT NARRATIVE EXISTING CONDITIONS The 365.4 acre site is currently in three main uses. The northern half is undeveloped and consists of wetlands, rolling wooded hills, and open meadows. The southern half generally consists )f agricultural and hog farming operations with the western area being a large 40 acre wel land. Trott Brook flows south along a significant portion of the eastern property boundary. SOILS/SLOPES Upland soils genei ally consist of fine to coarse, sandy loams of the Nebishand Mahtomedi series. Slopes range from 0 to an excess of 30% across the site. Approximately 39 acres of the site consist of slopes in excess of 18%. Several areas central to the site lave been previously excavated for sand and gravel deposits. Numerous depressions and wetlands consist of soils of the Seelyeviles and Bowstring series, and area typically mucky and flooded. Upland and wooded wetlands are characteristic of those found in maturing oak woodlands. Soil borings have been done • over a significant area of the site, and the reports have been submitted to the City. PROJECT NARRATIVE TROTT BROOK FARMS 2 07/07/98 12:01 FAX 9375822 44estwood Prof. Services l 006 WESTWOOD PROFESSIONAL SERVICES, INC. • VEGETATION The southern half of the site is generally devoid of vegetation with the exception of shelterbelts around two farmsteads, and along County Road 12. Wooded portions of the northern half of thf:property consist of maturing oak woodlands with areas of planted pines, aspen grove:;,black ash and boxelder/cottonwood stands. Preliminary site inspection with the county forester has identified one area of oak wilt in the east central part of the property. The area is rather isolated, and a program to deal with the diseased trees will be imple:nented. The majority of the wooded portions of the property have been previously gr ized as evidenced by the existing understory plant species. WETLANDS With the inclusion of an additional 80 acres to the original project area, the project now includes a total of.51 separate and delineated wetlands covering 102.2 acres. Included are small woodland pc nds, feedlot ponds,reed canary and cattail marshes, and Trott Brook. Approximately 65 acres of wetlands are contained in two large complexes in the west central and northe<.st corner of the site. Wetland delineation has received confirmation from the NRCS. ABUTTING LAD D USES Surrounding land uses include undeveloped farmland to the north, residential and industrial development to the west,undeveloped and park land to the south, and • agricultural land tc the east. Properties to the north and east are characterized by numerous wetland rolling wooded hillsides, and open farm fields. ACCESS Access to the prop arty will come from County Road 13 to the west, and County Road 12 on the south. Plans are currently underway to realign County Road 13 to the east of the natural gas facility, potentially providing an additional access location to the southern portion of the proji;ct.. County Road 12 is also being planned for an upgrade to four lanes in the near future. Trails and/or walkways are being proposed as a element of both proj ects. PROPOSED DEVELOPMENT This proposal is fcr the development of 630 residential mixed use units over 365 acres of generally rolling a-id wooded property motteled with numerous wetlands. The project will be phased and developed over the next 6 to 8 years, and has been designed to offer a variety of opportu;cities for distinctive living in the Elk River community by implementing the:?lanned Unit Development(PUD)process. • PROJECT NARRATIVE TROTT BROOK FARMS 3 07/07/98 12:01 FAX 9375822 Westwood Prof. Services (ij007 WESTWOOD PRC FESSIONAL SERVICES, INC. PLANNED UNIT DEVELOPMENT (PUD) • The most significant benefit of a PUD of this type to the Elk River community is that one reputable developer will control the development of 365 acres of residentially zoned property. Construc tion of multiple housing types, development of neighborhoods, and the associated infrastructure and amenities will all be planned at one time , and will be designed to serve a large area in planned phases. The entire project will be developed as smaller neighborhc ods,but will be tied together by a central park area, trail systems, monumentation ani signage, landscaping, etc. to create one overall mixed use residential community. The PUD allows the flexibility to manipulate and transfer allowed density to less sensitive areas of the project. The proposed overall density of 2.5 units per acre is significantly less than that which could be developed within the existing zoning districts (3.1 un/ac) at the e:cpense of the site and its amenities. The PUD also offe-s the incentive to preserve open space and other site amenities such as wetlands,woodlan is, and topography by allowing less sensitive areas to be more intensely develope i. While the R-lc and R-le zoning districts require specific lot dimensions, sizes, setbacks, etc., the PUD provides a mechanism by which the spirit of the ordinance can lie maintained, but the letter of the ordinance may be altered. Required lot area ranges frorl 11,000 s.f. to12,000 s.f.by district. The average single family lot size as proposed is 20,804 s.f.. The average area per unit for the entire development is • 15,245 s.f.. The required lot width by ordinance is 80ft. at the setback line. The average proposed single family lot width is 93 ft.. RESIDENTIAL 7'OWNHOME UNITS Three areas of tow lhouses (one north and two south)offer different living environments. The northern 39 ur its are set in wooded rolling hills and area accessed by a private 28 foot private drive t3 preserve the wetland areas and woodlands on the site. These units will have the poter tial to be walk-outs, and will be the largest of the townhome units being proposed. The southwestern 156 units are spread across an existing open field of relatively flat property, and around a series of wetlands. These units will be accessed by a 60' public right of way with z 34 foot street cross section. Three to eight unit structures have been designed, and varii d structural detailing and color will be employed to provide a varied building mass and character from the street frontage. Back-to-back buildings will be two story slab-on-grade:. Row townhomes will vary from two story slab-on-grade to single story walkouts. The southeastern S5 units are developed around a series of wetlands and ponds, and are placed to avoid a 75 foot pipeline easement which bisects the entire property from west to east. This area of-he development will be served by a private 28 foot private street with II) access off County Road 12 and the projects interior collector roadway system. Unit types will be the same a::described for the southwestern area above. PROJECT NARRATIVE TROTT BROOK FARMS 4 07/07/98 12:02 FAX 9375822 Westwood Prof. Services 0 008 WESTWOOD PROFESSIONAL SERVICES, INC. • All townhome unit:will be individually landscaped based on orientation and aspect. Existing vegetation and topography as well as additional berming and landscape plantings will be implementei to provide screening from County Roads 12 and 13. SINGLE FAMILY HOMES The remaining type s of residential development are single family lots ranging in lot size from a minimum o1.73' by 140' (10,200 sq. ft.)in the south, to in excess of one acre in the north. The size of the lots and general intensity of development is in response to the natural character of the property. Smaller lots have been proposed in areas mixed throughout the project where their impacts to natural features can be minimized. Larger lots are generally located adjacent to wetlands and where significant areas of trees and topography exist. The desire to preserve the character of the site,the need to serve the development with utilities and paved -oadways, and the opportunity to provide a unique residential community all lent to the Trott Brook Farms residential development. AMENITIES Trott Brook Farms offers the home owner a number of amenities to consider. Winding roads cut back and forth around preserved wetlands,hillsides, and woodlands. A central • collector through the project offers ease of access to the various sub-neighborhoods within the development and the City's collector roadway system.. Trails and walkways will be incorporate 1 to aid the hiker/biker,move between their homes and the parks, commercial areas, ;schools, etc., in the community. A central park area of approximately 11.5 acres has been incorporated to provide neighborhood park facilities to residents of Trott Brook Farms. Facilities are planned to include a ball field. soccer field, hockey rink, hard-court surface,picnic shelter, tot lot, and trails. The parr(also includes amenities such as woodlands, ponds and wetlands which are all repre:;entative of the overall character of the project. Property is also being dedicated to the city for the development of a natural trail system along Trott Brook. The intent is to connect various parks and open spaces in the eastern part of the city to the system as a whole. Trott Brook Farms will provide the first link in this system. It is the intent of the developer of this project to preserve and protect the natural amenities of the site to the gr,atest degree possible through the use of careful lot design and good construction and m anagement practices. DEVELOPER As the owner, Con Tactor Property Developers Company intends to develop the property once they receive every governmental approval necessary for development to occur. As a wholly owned subsidiary of Scherer Bros. Lumber Co. with annual sales in excess in One • Hundred Million(:100,000,000.00), Contractor Property Developers Company offers the financial integrity ;mrd resources of an industry leader with over 60 years experience. PROJECT NARRATIVE TROTT BROOK FARMS 5 07/07/98 12;03 FAX 9375822 Westwood Prof. Services Z009 WESTWOOD PRCFESSIONAL SERVICES, INC. Contractor Property Developers Company is synonymous with the highest quality • standards of residential development in the Twin Cities. Our projects are highlighted by preserving the natural beauty of the land, grading pleasing contours, curving streets, saving trees, spacicus entries and enhanced park amenities within each subdivision. Contractor Property Developers Company through our other subsidiaries of Scherer Bros. Lumber Co. provides luxury custom home builders a complete package of coordinated marketing and advertising,residential construction financing, and crafted home building supplies. PROJECT PHASING Project phasing will begin in the south and will follow the extension of trunk utility systems. Phase 1 i; anticipated to include a portion of the townhouse and single family developments off t oth County Roads 13 and 12 to the south, and will also include the construction of the park area central to the development. Project build out will be market driven, will follow the natural extension of services, and is anticipated to be completed in 6 to 8 years. ENVIRONMENT AL Both a Phase One ;tnd Phase Two Environmental Site Assessment have been performed on the property, and a mandatory EAW is currently being reviewed by affected agencies. We have reviewed the property with the County Forester to identify potential oak wilt, and have also contacted a consultant to perform a cultural resources survey of the site. • Clean up of the exi sting hog feedlot has already commenced, and will continue until all buildings have beea razed, and all debris has been collected and removed from the site. Wetland permitting is also currently under way, and access permits will be sought from the county as required. • PROJECT NARRATIVE TROTT BROOK FARMS 6 07/07/98 12:04 FAX 9375822 Westwood Prof. Services i]010 Westwood Professional Services,Inc. o - 7599 Anagram Drive Eden Prairie,MN 55344 Phone:612-937-5150 Fax:612-937-5822 Toll Free:1-883.937-5150 Email:wps@westwoodps.com TROT I BROOK FARMS-DEVELOPMENT EVALUATION Sing e Family Lot Width Calculations(6-30-98 lZevised Plan) Block Number of Lots Total Width Average Lot Width at the Setback at the Setback 3 - 22 __. __.. 1,920 87.3 4 16 1,580 98.7 6 14 1,330 95.0 7 9 740 82.2 8 2 225 112.5 9 64 6,135 95.8 10 36 3,575 99.3 11 9 850 94.4 12 12 1,200 100.0 13 26 2,200 84.6 • 14 56 5,480 97.8 15 70 5,950 85.0 16 14 1,500 107.1 TOTALS 350 32,685 93.4 NOTE: 47 lots have a width less than 80 feet at the front setback TROT BROOK FARMS-DEVELOPMENT EVALUATION Development Data 1 ISP , LWW,ATIO)1 l ,r l� "'URTE`a� r' R 1c .4:ikgi r ° ' ''.'�R IeDl:sti* _ s,��:C�3ltd+� ; , .,, c f �( is 4..� �fy i �;n�n�� ��- �tM z �. - � t res 4x1 i rW^°r s, lt.., � .�..i �a I �a�� -� , :. ."-�.F. ` . .,�. ..,.,'(80x x1.O00 sof . (80 x12 000 s.f.) ,.J�cte�°�.;.�;� .' ° „� i � .... Zt J r'F s t.:ax `:k; s 1....... ......),......-. ..,��?� S \ ....._: 1 � Total Area 365.4 Acres 125.2 Acres l 240.2 Acres County R.O.W. (12 & 13) (12 & 13) (12) 11.4 Acres 7.7 Acres 3-7 Acres Wetlands _ 102.2 Acres 48.6 Acres 53.6 Acres Net Developable Art a 251.8 Acres 68.9 Acres 182.9 Acres Potential Units (Area(.85)/Lot Size) (Area(.85)/11,000) (Area(.85)/12,000) 797 Units 232 Units 565 Units Net Potential Density 3.16 Units/Acre 3.37 Units/Acre 3.08 Units/Acre III 07/07/98 Designir.g the Future Today..since 1972 07/07/98 12:04 FAX 9375822 Westwood Prof. Services 0 011 , III • TROT tie . ' • r . I i 4 . 7 • T • . il . Single Family Areas • Block Number of Lots Total Area Average Size ' (in square feet) (in square feet) 3 22 373,206 16,964 4 i6 254,156 15,885 ; 6 14 401,676 j 28,691 7 9 149,997 16,664 8 2 46,345 23,172 9 64 1,748,374 27,318 10 36 685,784 19,050 11 9 137,062 15,229 12 12 199,983 16,657 13 26 414,225 15,932 14 56 1,352,806 24,157 15 70 1,220,785 17,440 16 14 296,916 21,208 TOTALS 350 7,281,315 20,804 (167.15 Acres) . III TROT! t SO • .,T _ i . 0 " 11 'A I • • ` Ordinance vs.Proposed Developu ent SP;EC1 ICATh-Ni; r I,.,,: FORDINANCE fta .>:PROPOSED,DEVELOPMENT=' Total Units 797 j 630 (79%) (Single Family- 167.15 Acres) (Multiple Family- 53.33 Acres) Density v 3.16 Units per Acre 2.51 Units per Acre Area Per Unit(Overall) : 11,000- 12,000 s.f. 15,245 s.f. Average Area Per 11,000- 12,000 s.f. 20,804 s.f. * Single Family"Unit Average Area Per 11,000- 12,000 s.f. 8,297 s.f. Multiple Family Unit Lot Width 80 ft. 93.4 ft. * 2 lots are smal er than 11,000 s.f. minimum required by the R-lc Zoning District • 07/07/98 07/09/98 15:23 FAX 9375822 Westwood Prof. Services LQ]001 Westwood Professional Services,Inc. • MEMORANDUM I217599 Anagram Drive 0 104 Marty Drive,#3 onemmommomilmeme Eden Prairie,MN 55344 Buffalo,MN 55313 612-937-5150 612-682-2587 FAX 612-937-5822 FAX 612-682-2639 To: Scott Harlicker,City of Elk River Ref: 96367 From: Ed Hasek, West,rood Date: July 9, 1998 Re: Addendum 1 -T-ott Brook Farms PUD I have contacted the school district to inquire about the issue of the need for a new school based on the Trott Brook Farms PUD proje.;t as addressed by the Planning Commission. Mr.Bruce Powers, Administrator of District Standards provic.ed the following information concerning the districts methods for evaluating need and determining the potential for new expansions. His comments are as follows; • Projected student po pulation is estimated annually based on two methods. • 1.) Census maili 1g based on utility information. 2.) Projected res dential development(one student per household for new projects). • New construction is based on three issues prioritized as follows; 1.)Tax capacity (bonding not to exceed 20% of capacity). 2.)Politics (usually done in a major election year). 3.)Need(want t)be to at least 80% of full capacity upon occupancy of new construction). • For Trott Brook Farms they would estimate 630 students and phase the development over 5 years. Therefore they project 126 students per year over the next 5 years. • Based on this projec:as well as other projects either under construction or pending approval, one new school would appeal to be needed in the near future. The need, type or location of any new or expanded facility has yet to be fully determined. This decision is ultimately made by the School Board. • Census, student population projections and other data are all available from the School District upon request. Date 0 t pages Professional Services 1 A � 7599 Anagram Drive TO: J 1 ^1�-- Eden Prairie, MN 55344 CoJDep/t. ((v��ttt�\� Ph.612-937-5150 From 6.1446sieek. Fax# t— ITZS • Pork&Recreation Minutes • April 8, 1998 Page 5 explained that if the hockey rink is located as far as possible from the home, the access will be more difficult to maintain in the winter. Chair Anderson indicated the Commissioners have expressed their concern for the need to reduce the number of lots to the south. He questioned whether 9.8 acres of usable park area is adequate for the potential 618 families that will be living in this project. Commissioner Anderson felt the size was adequate, but the issue is the 7 lots to the south. Mr. Hasek suggested the hockey and skating rinks be taken out of the plan, since this type of use seems to cause the greatest concern for impacting the neighbors. He felt the other uses are summer uses and will have less impact. Chair Anderson indicated he felt the hockey rink needs to be considered. Mr. Hasek noted the parking and lighting then needs to be addressed. The Commission expressed their support for the trail concept along Trott Brook. Discussion followed regarding the trail along the main collector street connecting County Road No. 12 and 13. The Commissioners did not feel a sidewalk would be needed as well. Chair Anderson suggested a sidewalk be considered along the road to the east which dead ends at the park connecting to Trott Brook to the new park. 8. Area Recreation Update- Jeff Asfahl Jeff Asfahl, Director of Community Recreation, provided an update on the following issues: 1) Field development network meeting; 2) July as Park and Recreation Month; 3) MRPA "Youth Initiatives/Enrichment" legislative update; 4) • Youth athletic complex; 5) Youth Initiative updates. Discussion followed regarding the possibility of developing the 80 acre Hillside Park for mountain biking, and a BMX track. Jeff Asfahl suggested the Commissioners visit the BMX site in St. Michael which is run by volunteers of a BMX association. 9. Bond Referendum Discussion Due to Commissioner Kuester's absence, there was no discussion on this issue. 10. Craft Festival Request The Commissioners expressed no objection to a request by John Huard of St. Cloud to hold an arts and crafts show in a city park. The Commissioners recommended the City Council consider requiring a larger deposit for community events, to ensure the responsible organization clears up the area. Commissioner Anderson noted that many hours are spent cleaning up City property after the Sherburne County Fair parade and questioned if they are required to make a deposit. 12. Staff Updates Terry Bye, Parks Foreman, noted the following staff updates: Fork&Recreation Minutes May 13, 1998 Page 5 Commissioner Huberty indicated a property owner expressed concern to her that the BMXers may go onto adjacent property. Commissioner Anderson indicated he felt there is a significant number of mountain bikers in the community who would be willing to build a mountain bike trail,with very little disturbance to the existing trees. John Thompson, Brian Page and Mark Griswold were present to discuss the BMX proposal. He stated the BMX Association would be a non-profit organization and plans to raise funds themselves to build the track. Mr.Thompson noted there are approximately 75 individuals who are either registered with the American Bicycle Association (ABA) and/or are active BMXers. Mr. Thompson explained the property owner mentioned by Commissioner Huberty probably was thinking of motorized vehicles, and did not feel there would be any problem with BMX bicyclists going off the site since the track would be fenced. Chair Anderson indicated the intent of the City is make the park usable for all its residents. Mr.Thompson noted the track would be available for fun, in addition to scheduled events. Brian Page indicated BMXers range in age from 3 years to 40+. Mr.Thompson indicated they will be looking for a source for the dirt to build the track. Discussion followed regarding development of the BMX site and possible lease options. • Phil Hals, Streets/Parks Superintendent, indicated a major expense would be improving the access to the site. Phil stated he will try to provide an estimate for the road and parking lot improvements for the June meeting. He also suggested a practice/warm-up area be provided for younger children to use at no charge. Mr. Thompson indicated the ABA membership fee is only$35 per year. He stated they were willing to work with the city to plan for an area that could be used free of charge. Commissioner Anderson suggested that Steve Wensman work with Mike Niziolek on plans for a potential mountain biking trail. CHAIR ANDERSON MOVED TO ACCEPT OPTION C (BIKE PARK) FOR DEVELOPMENT OF THE HILLSIDE PARK, INCLUDING A BMX BICYCLE TRACK LOCATED IN THE FORMER DUMP SITE AND MOUNTAIN BIKING TRAIL THROUGHOUT THE SITE. COMMISSIONER ANDERSON SECONDED THE MOTION. THE MOTION CARRIED 5-0. 7.c. Trott Brook Trail/Preliminary Plat Trott Brook Farms Ed Hasek, of Westwood Development Corporation, representing Contractor Properties Development Company, was present to review the proposed park for the Trott Brook Farms plat. He noted Steve Wensman walked the property with him to investigate the possibility of a trail along Trott Brook. Amenities of the park include: • -Trail linkages to the north and east in the park -Tennis/basketball court Park&Recreation Minutes May 13, 1998 Page 6 • -Hockey rink 180' in length -300' long soccer field -Ballfield with 250' foul line -Tot lot 40' across -30' x 30' wooden picnic structure with picnic tables scattered throughout the site. Mr. Hasek reviewed the drainage flow on the site. The hockey rink will be 3 feet lower than the street to reduce its impact on surrounding neighbors. He explained why a sliding hill was not included in the plan. Mr. Hasek indicated the 360 acre contains 101 acres of wetlands. He felt the proportion of wetlands and trees in the park was comparable to the wetands and trees on the entire site. Mr. Hasek reviewed changes made in the park since the Park and Recreation Commissioners' last review of the project. The lots which were previously located south of the park have been relocated to the west with an additional cul de sac, a lot added to the east, the hockey rink and soccer field have been relocated, and the trail connection to the park has moved to line up with the sidewalk to the Trott Brook corridor. It was the consensus of the Commissioners to eliminate the tennis court at this time due to the cost, and use the court for basketball only. Mr. Hasek noted the fields and basketball court could be flooded for skating. Discussion followed regarding the wetlands. Mr. Hasek noted the large wetland • area is walkable and is not wet most of the year and canary reed grass is growing there. He added that the City is considering this area for a regional storm water ponding site. Some of the Commissioners expressed concern that the size of the ponding area not be increased. Mr. Hasek reviewed the proposed trails and sidewalks. A 60' road right of way will be maintained with a 25' setback for homes on the cul de sacs. A 7' widened area along the both sides of the roadway will be included for biking. A sidewalk will be located on one side of the street with a grassy area between the street and sidewalk. There will be a county trail along the north side of County Road 12 and a proposed trail along Trott Brook. Commissioner Anderson requested that staff ensure the grading in the park will accommodate skating. Steve Wensman explained the proposed trail aloe Trott Brook. He noted this trail will eventually connect with County Road 12 through Trott Brook Farms development. There also may be a possibility of a trail linkage to the north. Ed Hasek indicated the park will be included in Phase 1 of the development. It was the unanimous consensus of the Commissioners to accept the following as park dedication requirements for the Trott Brook Farms plat: -11.2 acre dedicated park land (8.3. acres of upland) • -6 acres of trail along Trott Brook -Balance in cash or park improvements as discussed ( �� Item# 7.c. 49J . MEMORANDUM K) R • iver TO: Park and Recreation Commission FROM: Stephen Wensman, Planning Intern v\.) DATE: May 13, 1998 SUBJECT: Trott Brook Trail Corridor Description The Trott Brook Farms subdivision is proposing a park corridor along Trott Brook. It appears that a corridor is feasible to a point about 300 feet beyond the north edge of Outlot F of the proposed subdivision. From that point and to the north, the feasibility of continuing the trail is unclear. Beyond that point there is wetland around the Brook and farm ditches that extend Eastward. If a connection could be made around the wetland, a trail could possibly follow the powerline easement to County Road 13. However, the • easement crosses existing residential lots. It appears that the continuation of the trail Northward is dependent on future subdivisions, the extent of the wetlands, and the use of the powerline easement. It may be possible to connect the Trott Brook trail to Hillside 5th Addition Park and to 197th Avenue, and to Deerfield Park. Another short trail along the existing ditch could connect the Trott Brook trail to Outlot F. The banks of the ditch appear to be dry enough and are easily walked. Site Issues • Wetlands • Private property • Utility easements • Future subdivisions Attachments • Eastern Area Proposed Trails and Parks III \\elkriver\sys\shrdoc\planning\stevew•en\trotmmo.doc 13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • TDD & Phone: (612) 441-7420 • Fax: (612) 441-7425 -(.1 --.N of .� 'E1k'� River� MEMORANDUM DATE: July 23, 1998 TO: Planning Department FROM: Phil Hals, Street/ Park Superintendent RE: Trott Brook Farms Throughout this plat there are a number of outlots that will be deeded to the City of Elk River. My concern is that each outlot have a means of access for park maintenance vehicles. I believe that the large outlot in the northeast corner of the plat, outlot "F", should have a dedicated right of way that is graded and passable between lots 30 and 31, block 9. • I would also recommend that the developer install a culvert and grade the access road across the drainage ditch to the high land in this outlot. • 13065 Orono Parkway •P.O. Box 490 • Elk River, MN 55330 •TDD & Phone: (612) 441-7420 • Fax: (612) 441-7425 ( r-Q Item#'s 5.16 - 5.18. ty of MEMORANDUM lkRiver TO: Planning Commission FROM: Scott Harlicker, Planning Assistant `, DATE: July 28, 1998 SUBJECT: Request by CPDC for Zone Change, Conditional Use Permit and Pre- liminary Plat Approval, Public Hearing Case No. ZC 97-1, CU 97-11 and P 97-8 It is recommended the Planning Commission recommend approval of the proposed rezoning from Rle (Single Family Residential) and Rlc (Single Family Residential) to PUD (Planned Unit Development) based on the following findings: • 1. Recently approved changes to the road network has improved transportation to warrant a rezoning. 2. A planned unit development allows a comprehensive review of developing the property. 3. The proposed rezoning will be consistent with the City's Comprehensive Plan. 4. A planned unit development allows for flexibility in subdivision design. It is recommended the Planning Commission recommend approval of the preliminary plat and conditional use permit for the PUD with the following conditions: Land Use 1. The number of townhouses in Block 2 of the townhouse development in the southwest corner of the site be reduced by at least 8 additional units, from 156 to144 total units. • 13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • TDD & Phone: (612)441-7420 • Fax: (612)441-7425 Memo to Planning Commission/P 97-8 July 28, 1998 Page 2 2. That the developer work with staff to create a larger central open space in • the townhouse development in the southwest corner of the plat. 3. That the developer demonstrate on the grading plan how the Trott Brook trail is accessed from Street O. 4. Elevations for the townhouse developments be submitted for review and approval. 5. Signage for the development shall be reviewed and approved by staff. 6. All comments raised by the Department of Natural Resources shall be incorporated into the plat. 7. Each single family lot shall receive 1 street tree and 1 front yard tree; corner lots shall receive 1 street tree and 1 front yard tree per street frontage. 8. A landscaping plan for the townhouse developments shall be submitted for review and approval by the City. 9. That the developer provide a pedestrian and maintenance vehicle corridor to Outlet F from street n as per city ordinance to be coordinated with a • sewer and water corridor to the East of the plat. 10. Setback of 25 feet from the front property lines on all streets except Streets A, F, J, 0, R and S Engineering 1. All comments of the City Engineer shall be incorporated into the plans. 2. Prior to the issuance of any building permits a development plan be submitted outlining style of house and finished grades on each lot. 3. All streets be built to City standards with the exception of Street A which will be larger. Environmental 1. All comments from the DNR shall be incorporated into the plans. 2. All comments of the City Engineer be incorporated into the plans. 111/ \\elkriver\sys\shrdoc\planning\scott\trottcon.doc Memo to Planning Commission/P 97-8 July 28, 1998 Page 3 3. Recommendations of Tim Edgeton of the Sherburne County Tree Board be • incorporated into the plans. Miscellaneous 1. A Developers Agreement and PUD agreement shall be signed and recorded prior to recording the plat. 2. Plat approval is contingent upon the rezoning and conditional use permit for a planned unit development being approved. 3. Park dedication fees be paid prior to releasing the plat for recording 4. Surface water management fees be paid prior to releasing the plat for recording. 5. Homeowners Association documents shall be reviewed by the City prior to releasing the plat for recording. 6. Street Lights shall be installed per Elk River Utilities recommendations. 7. The City accept Outlot F as a charitable contribution from the developer. • 8. A letter of credit be provided to the City in the amount of 100% of the costs of public improvements. 9. 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 a one year period. 10. Water availability charge be paid prior to releasing the plat for recording 11. All necessary permit shall be received prior to commencing work within any easements. 12. All comments in Phil Hals, the Street/Park Superintendent, shall be incorporated into the plans. 13. All mailboxes shall be clustered. 14. Landscape easements shall be included around all development and neighborhood signs. • \\elkriver\sys\shrdoc\planning\scott\trottcon.doc Item# 5.19. tofMEMORANDUM lkRiver TO: Planning Commission FROM: Scott Harlicker, Planning AssistanV/4/ DATE: July 28, 1998 SUBJECT: City of Elk River Request for Ordinance Amendment Regarding Open Space Development, Public Hearing Case No. OA 98-3 Issue At the June 9th Planning Commission workshop the concept of open space development was discussed. The Commission had an opportunity to hear a presentation from a representative of the Land Trust and critique a concept plan for a possible open space development in Elk River. Since that time staff has been working on a draft ordinance and which will be discussed at • Tuesday's meeting. Staff will be incorporating your comments into the draft ordinance and present for your recommendation at the August Planning Commission meeting. Attached is a copy of the draft ordinance. • \\elkriver\sys\shrdoc\planning\scott\openspa.doc 13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • TDD &Phone: (612) 441-7420 • Fax: (612)441-7425 Open Space Development Ordinance • Elk River Sherburne County, Minnesota PURPOSE. The purpose of open space development is to maintain the rural, semi-rural character of Elk River by preserving agricultural land, woodlands, corridors, and other significant natural features and to allow an alternative to conventional design for single-family detached residential development in the Ria and Al districts consistent with the goals of the City's Comprehensive Plan. OBJECTIVES: 1. Permanent preservation of contiguous common open spaces for scenic enjoyment, recreational use, and rural identity. 2. Allow innovation and greater flexibility in the design of residential • developments. 3. Provide for site development that maintains a low visual impact, particularly along the roadways and abutting properties. 4. Creation of cohesive neighborhoods in order to establish local identity and community interaction. 5. Physical integration of neighborhoods, open spaces, and places of destination in order to establish municipal identity and community interaction. 6. To reduce the cost of construction and maintenance of public facilities, infrastructure and services. DEFINITIONS Buildable Land Area. The gross land area less the unbuildable land area that includes hydric and restrictive soils, land with slopes over 25%, wetlands and areas that cannot accommodate septic systems. • Conservation Easement. An interest in real property created in a manner • that imposes limitations or affirmative obligations regarding the use of property including the retention, protection, and maintenance of open space. Common Gardens. Land used by residents of a development for the production of trees, vegetables, fruits and flowers. Community Service Agriculture. Horticulture and Floriculture that serves the local area. Floriculture. The cultivation and management of ornamental and flowering plants for sale on site from a wayside stand. Gross Acres. The total area of a parcel of land including wetlands, hydric soils, steep slopes, streets, and dedicated easements. Historic Structure. A structure that is at least 50 years old and in it's original state. The structure shall add to the visual integrity of the landscape. Horticulture. The cultivation and management of trees, plants, grasses, vegetables and fruits for sale on site from a wayside stand. • Open Space. A tract of land used for agriculture, natural habitat, walkways (sidewalks) and pathways and/or neighborhood recreational purposes. Primary Conservation Area. Wetlands, hydric soils, restrictive soils, shorelands, and steep slopes which shall be preserved. Rural Hamlet A group of 5-25 housing units within an open space development located in a contiguous group with adjacent and fronting lots oriented towards each other in some geometric way as on a street, green or square and forming a district boundary with open space. Secondary Conservation Area. Woodlands, meadows view sheds/corridors and historic structures. Single Family Dwelling. A residential structure designed for or used exclusively as one dwelling unit of permanent occupancy. a) Detached. A single family dwelling that is surrounded by yards on all sides, is located on its own individual lot, and is not attached to any other dwelling by any means. • b) Attached. Two or more single family dwellings sharing one or • more common wall, each on its won individual lot. Stable (private). The keeping, breeding, raising and uses of horses or ponies on open space owned and maintained by an association of adjacent property owners for the exclusive personal use and enjoyment of association members and for which commercial gain is not the primary objective. Wayside Stand. A structure used for the seasonal retail sale of agricultural goods, floriculture, and horticulture produced by the operator of the wayside stand on site or on other property in the City. APPLICABILITY 1. Open Space Developments shall be a permitted use in the Rla and Al zoning districts. 2. Open Space Developments shall comply with the following minimum standards. a) A minimum land area for open space development is 20 acres and maximum of---acres. • b) A minimum of fifty (50%) percent of total buildable land area for development shall be dedicated to open space consisting of natural habitat, neighborhood recreation, and/or pedestrian corridor open space to preserve the visual dominance of nature over the housing. At least 50% of the open space be suitable for agricultural or recreational uses. 3. Open space a) View Sheds shall be preserved to the maximum possible. b) Natural Habitat shall be preserved to the maximum possible in a contiguous, connected configuration. Natural open spaces may include, but not limited to fields, wetlands, slopes, bluffs, woods, lakes, ponds, streams, shorelands, and other environmentally sensitive areas or desirable view sheds. c) Accessibility/Pedestrian corridors shall be located such that larger open spaces and places of destination on and off site are connected with one another and are accessible to individual • home sites. Open spaces shall be accessible to pedestrians at not less than 1,200 foot intervals along public roadways. alPedestrian corridors between lots shall be at least 20' in width. d) Neighborhood Recreation open spaces shall be located such that they are an integral part of the neighborhood of the surrounding home sites, at an elevation appropriate to their intended recreational use, defined by coherent boundaries, and accessible to all neighborhood residents. Open space neighborhood recreation should comply with the City of Elk River Master Park and Recreation Plan). e) A Homeowner's Associations or non-profit business shall be established and submitted to the City to permanently maintain all residual open space and recreational facilities. Such (organizations) homeowner's association agreements, guaranteeing continuing maintenance, and giving lien rights to the (HA or City) if there is a lack of such maintenance, shall be submitted to the City Council as part of the data requirements for an open space development. Membership in the Association is mandatory for all purchasers of homes in the development and their successors. IIIf) Septic systems allowed in an easement in the openspace 4. Conservation Easements shall be place on all open spaces as part of an open space development. The land shall be controlled in one or more following manners as determined at the City's sole discretion: a) Owned by an individual or legal entity who will use the land for open space purposes as provided by permanent conservation restrictions to an acceptable Land Trust as approved by the City and; or b) Deeded to the City of Elk River for public purposes with permanent conservation restrictions to an acceptable Land Trust as approved by the City. 5. Buffer zones of at least (100) feet shall be required between residential structures and agricultural uses. The buffer areas shall be thickly planted with native grasses, shrubs and trees. Roads may be substituted for the buffer that will create an effective barrier separating yards form fields and pastures. IP 6. Lot Design. • a) At least 50% of the lots within a neighborhood shall abut open space on at least one side. A local street may separate lots from open space. b) Lots shall be designed to achieve the following objectives: i) Located on the most suitable soils for sub-surface septic disposal. ii) Located on the least fertile soils for agricultural uses. And in a manner which maximizes the usable area remaining for such agricultural use. iii) Located within any woodland contained in the parcel, or along the far edges of the open fields, or adjacent to any woodland (to reduce impact upon agriculture, to provide summer shade and shelter from winter wind, and to enable new construction to be visually absorbed by the natural landscape features). c) Lots shall be oriented around a central focal point such as: i) A central green or square ii) A physical amenity such as a meadow, stand of trees, a stream or water body, or some other feature. • iii) A street designed with a boulevard planted with shade trees and a central parkway or median at least 25 feet wide. d) Housing should be made up of 4-8 homes per cluster. PROCEDURE 1. The plan for an open space design development shall include a resource inventory to include the following mapped to a scale of 1 inch = 100 feet. 2. Resource Inventory a) Topographic contours at 10 foot intervals, showing slopes of more than 25%. b) Soil type locations and identification of soil type characteristics such as agricultural capability, depth to bedrock, suitability for wastewater disposal systems. • c) Hydrological characteristics, including surface water bodies, IPflood plains, wetlands, natural swales and drainage-ways. d) Vegetation of the site, according to general cover type(pasture, woodland, etc.), defining boundaries of woodland areas and stand-alone trees with a caliper of more than ---inches. Vegetative types shall be classified as generally deciduous, coniferous or mixed and described by plant community, relative age and condition. e) Current land use and land cover (cultivated areas, paved areas, etc.) all buildings and structures on the land, and all encumbrances, such as easements or covenants. f) Visual resources, showing views onto the tract from surrounding roads and public areas, as well as views within the tract. g) Cultural resources: brief description of historic character of buildings and structures, historically important landscapes, and archeological features. h) Context: general outlines of existing buildings, land use, and III natural features such as water bodies or wooded areas, roads and property boundaries within 500 feet of the tract. i) This information may be presented on an aerial photograph at a scale of no less than 1 inch = 400 feet. 3. Yield Plan a) The proposal for an OSD shall include a "yield plan" showing the maximum number of dwelling units that would be permitted given the minimum lot size and lot widths for conventional subdivisions and other requirements of the City Ordinance. The yield plan need not be engineered; however, it shall be drawn to scale and shall identify all the major physical features on the parcel. 4. Concept Plan a) The proposal for OSD shall include one or more open space design plans, drawn at a scale of 1 inch = 100 feet, meeting the intent of open space design and including at least the following • information: b) Open space areas indicating which areas are to be protected. • c) Boundaries of areas to be developed and proposed general street and lot layout d) Areas proposed for stormwater management and septic systems. 5. Phasing Plan 6. General location map 7. Homeowners' Associations a) A homeowner's association or non profit shall be established and submitted to the City to permanently maintain all residual open space and recreational facilities. Such organizations or homeowner's association agreements, guaranteeing continuing maintenance, and giving lien rights to the (HA or City) if there is a lack of such maintenance, shall be submitted to the City Council as part of the data requirements for an open space development. Membership in the Association is mandatory for all purchasers of homes tin the development and their • successors. b) A Homeowner's Association documents or the declaration of covenants, conditions and restrictions shall contain the following information: i) the legal description of the common lands or facilities; ii) the restrictions placed upon the use and enjoyment of the lands or facilities including the persons or entities entitled to enforce the restrictions; iii) a mechanisms for resolving disputes among the owners or association members; iv) a mechanism to assess and enforce the common expenses for the land or facilities including upkeep and maintenance expenses, real estate taxes and insurance premiums. v) the conditions and timing of the transfer of ownership and control of land or facilities to the Association or the common ownership; vi) any other matter the developer deems appropriate. vii) The management of collector sewage treatment systems. c) Open space shall be maintained for the purposes for which it • was set aside. If open space was set aside for agriculture purposes or for natural habitat, a plan shall be submitted which will indicate how the land will be maintained or returned to a natural state and who will be responsible for plan implementation. Developers shall provide copies of deed covenants to prospective purchasers, and conservation easements to the City, describing land management practices to be followed by the party or parties responsible for maintaining the open space. EVALUATION CRITERIA 1. In evaluating the layout of lots, streets and open space, the following criteria will be considered by the city as indicating design appropriate to the site's natural, historic, and cultural features, and meeting the purposes of this ordinance. Diversity and originality in lot layout shall be encouraged to achieve the best possible relationship between development and conservation areas. Accordingly, the city will evaluate proposals to determine whether the proposed concept plan: • a) Protects and preserves all floodways and wetlands. b) Preserves and maintains mature woodlands, existing fields, pastures and meadows, and creates sufficient buffer areas to minimize conflicts between residential and agricultural uses. c) If development must be located on open fields or pastures because of greater constraints in other parts of the site, dwellings should be sited on the least prime agricultural soils, or in locations at the far edge of a field, as seen from existing roads. Other considerations include whether the development will be visually buffered from existing roads, such as by a planting screen consisting of a variety of indigenous native trees, shrubs and wildflowers. d) Maintains or creates an upland buffer of native species vegetation of at least 50 feet in depth adjacent to wetlands and surface waters, including creeks, streams, springs, lakes and ponds. e) Designs around existing hedgerows and treelines between fields • or meadows. Minimizes impact on woodlands, especially those containing mature trees or a significant wildlife habitat. However, woodlands in poor condition with limited management • potential can provide suitable locations for residential development. When any woodland is developed, great care shall be taken to design all disturbed areas in locations where there area no large trees or obvious wildlife areas. f) Leaves scenic views and vistas unblocked or uninterrupted, particularly as seen from public roads. g) Avoids new construction on ridges by taking advantage of lower topographic features. h) Protects wildlife habitat of species listed as endangered, threatened or of special concern by the U.S. Environmental Protection Agency and/or the Minnesota Department of Natural Resources. i) Designs around and preserves sites of historic, archeological or cultural value and their environs, insofar as needed to safeguard the character of the feature. j) Protects rural roadside character and improves public safety and 111 traffic carrying capacity by avoiding development fronting onto existing public roads. Establishes buffer zones along the corridor of rural roads. k) Landscapes common areas (such as community greens and cul de sac islands), both side of new streets with native specie shade trees and flowering shrubs with high wildlife conservation value. 1) Provides active recreational areas in suitable locations offering convenient access by residents, and adequately screened from nearby residents. m) Includes a pedestrian circulation system designed to assure that pedestrians can walk safely and easily on the site, between properties and activities or special features within the neighborhood open space system. All roadside footpaths should connect with off road trails, which in turn should link with potential open space on adjoining undeveloped parcels (or with existing open space on adjoining developed parcels, where applicable). • n) Provides open space that is reasonably contiguous. • Fragmentation of open space should be minimized so that resources are not divided into numerous small parcels located in various parts of the development. To the greatest extent practicable, this land shall be designed as a single block with logical, straightforward boundaries. Long thin strips of conservation land shall be avoided, unless the conservation feature is linear or unless the configuration is necessary to connect with other streams or trails. Open space shall generally abut existing or potential open space on adjacent parcels, and shall be designed as part of larger contiguous and integrated greenway systems. 2. Density a) The base density shall be granted at 20% above the "yield plan" for the parcel. b) The base density may be increased if the development complies with one or more of the following standards. Each standard provides an additional density increase of 5% over the base density with a maximum of 25% additional bonus. • i) Creating an endowment where the principal would generate sufficient annual interest to cover the conservation easement holder's yearly costs (taxes, insurance, maintenance, enforcement, etc.). ii) Providing for access by the general public to trails, parks, or other recreational facilities, excluding golf courses. iii) An additional 10% openspace is provided above the required 50% openspace. iv) Reusing historical buildings and structures, including those sites inventoried by the County, City, or State Historical Preservation Office. The Secretary of Interior's Standards for Rehabilitation shall apply. •