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6.4, 6.5, 6.6
Item#'s 6.4., 6.5. & 6.6. ty of � MEMORANDUM FAk River TO: Planning Commission FROM: Scott Harlicker, Planning Assistant DATE: May 26, 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 361 acres from Rle (Single Family Residential) and Rlc (Single Family Residential) to PUD (Planned Unit Development). 2. Consider preliminary plat to subdivide 361 acres into 357 single family • lots and 252 townhome lots. 3. Consider a conditional use permit request for a 361 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) Attachments Development summary Site plan Memo from Phil Hals, Street Superintendent, dated 5/7/98 • Overview 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 May 26, 1998 Page 2 • On May 27, 1997 Contractor Property Developers Company (CPDC) and Westwood Professional Services presented plans for a residential planned unit development of 280 acres into 322 single family lots and 200 townhouse lots. Discussion of that proposal was continued to the June 24, 1997 meeting after which it was postponed. Since that time CPDC has revised their plans to included an additional 80 acres and 87 lots for a total of 361 acres and 609 lots. Attached for your reference are copies of the May 27th and June 24th meetings. At Tuesday night's meeting the applicant will present their plans for your comments. After receiving the Commission's input, staff will work with the developer to address the issues raised by the Commission. It is hoped that the applicant will submit revised plans in time to be back to the Planning Commission in June or July for a recommendation to the City Council. Staff met with the applicant last week and the following issues were brought up: • Phasing and the time frame for extension of municipal sewer and water The applicant indicated a multi-year time frame for development based on • market demands. The first phase would include some of the townhouses located in the southwest corner along County Road 12 and a mix of the single family lots in the southern and eastern portion of the site. Following phases would extend development into the northern and central portions of the site. The extension of utilities through the site would likely occur as part of phase one because of the need to loop service through the property. • Varying lot sizes and the need to provide space for snow storage in cul-de- sacs Some of the lots on cul-de-sacs have street frontage of 45 feet. This can cause problems with snow storage. Options to address this issue included increasing the frontage or providing easements for snow storage along lot lines. In his memo to the Planning Commission Phil Hals recommended dedicated right-of-way for snow storage not less than 30 feet in width. The possibility of providing landscaped islands in the center of cul-de-sacs was also discussed. • The need for detailed plans for the townhouse development In order to receive final approval for the townhouse developments detailed plans will be needed. These plans will include site specific grading, drainage III and utility plans, specific landscaping plans and townhouse elevations. \\elkriver\sys\shrdoc\planning\scott\cu97-11.doc Memo to Planning Commission/P 97-8 May 26, 1998 Page 3 • • Right-of-way widths for streets Right-of-way widths of 50, 60 and 70 feet were proposed. The 50 foot right-of- way was proposed in order to preserve trees. Because of the need to provide room for utilities a 60 foot right-of-way is typically the minimum width. As a compromise it was suggested that a minimum 60 foot right-of-way be provided but the front setbacks could be reduce. This would allow space for the utilities and improve the ability to preserve trees. • Street widths On the cul-de-sacs and some of the loop roads street widths of 28 feet were proposed. Typically 32 feet is the minimum street width required. The narrower street would reduce the amount of pavement and impervious surface, and decrease the amount of runoff. • Flood Plain The southeastern portion of the site is within the 100 year flood plan of Trott Brook. It will impact the development of lots on one of the cul-de-sacs. The III applicant is exploring two options, redesign of the affected portion of the site and working with the Federal Emergency Management Agency (FEMA) on adjusting the flood plain boundaries. Along with the issues outlined above, the Commission may also wish to look at the following: • Overall density and housing mix • Varying lot sizes • Pedestrian access and trail connections • Traffic circulation • Landscaping and site amenities The City Engineer will not have a report prepared for this meeting, he will be at the meeting and available to answer questions. Park and Recreation Commission On May 13th the Park and Recreation Commission reviewed this project. The following is a summary of their discussion. Ed Hasek of Westwood Professional services presented the changes to the • parks. The size of the central park was reduced from roughly 13.2 acres to \\elkriver\sys\shrdoc\planning\scott\cu97-11.doc Memo to Planning Commission/P 97-8 May 26, 1998 Page 4 • 11.3 acres; however, seven lots were eliminated from the south side of the park increasing the road frontage of the park. The park contains a trail that provides an entrance from the north and connects up to the southeast corner of the park. The trail is now aligned with the sidewalk leading to the Trott Brook corridor. The park contains the amenities requested by the Parks Commission including: tennis courts (basketball), hockey with lights, a soccerfield, a ballfield, a play structure, and a 30'x30' picnic structure with picnic tables around the site. Ed Hasek explained the grading and the elevation changes in the site and how the drainage between wetlands worked. The hockey rink is situated three feet lower than the road in an attempt to reduce the visibility of the boards and effects of the lights. There was some concern about the amount of wetland and the tight nature of the site features to the wetlands. The Parks Commission asked about tree cover and the amount of wetland in the park, Mr. Hasek explained that the overall tree to land and wetland ratio is roughly the same for the park as it is to the overall development. Also discussed, was the location of wider shoulders on the main collector through the site. The shoulders are 7 feet wide and will accommodate bikes • and parked cars. It was felt that bicyclists are safer on the road than on a separate sidewalk with a number of streets and driveways crossing it. There was discussion about the feasibility of the Trott Brook as a trail corridor. Trott Brook Farms will allow for a connection from County Road 12 to the Trott Brook and to the north. The trail would then cross to the adjacent property and continue north. The Parks Commission approved the overall concept for Trott Brook Farms. Recommendation The Planning Commission is being asked to review this project and present comments and concerns. The applicant will then have an opportunity to address the issues identified by the Commission and present a revised plan to the Commission. • \\elkriver\sys\shrdoc\planning\scott\cu97-11.doc litof �� Elk River 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 with 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. • 13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • TDD & Phone: (612) 441-7420 • Fax: (612) 441-7425 Planning Commission Minutes June 24, 1997 Page 6 COMMISSIONER KUESTER SECONDED THE MOTION. THE MOTION CARRIED 5-0. 5.5. Contractor Property Developer's Company (CPDC) Request for Zone Change, Public Hearing Case No. ZC 97-1 5.6. CPDC Request for Conditional Use Permit, Public Hearing Case No. CU 97-11 5.7. CPDC Request for Preliminary Plat Approval (Trott Brook Farms), Public Hearing Case No. P 97-8 Steve Ach indicated the developers have requested to meet with the Planning Commission at a special meeting on July 15th. Ed Hasek and John Patton reviewed changes in the plat since the Park and Recreation Commission's review and explained the proposed park and park improvements to be installed by the developer. Discussion followed regarding construction design, access, landscaping and entrance to the development. Commissioner Mesich expressed concern for the school district's ability to handle the additional students moving into the development. Steve Ach indicated he will contact the school district to find out if any schools are planned to serve the area east of Highway 169. Commissioner Mesich also expressed concern that • part of the proposed area has a land use of light industrial. Steve Ach explained that since the industrial land use designation, detailed information has become available which indicates the property is not suited for industrial development, due to the topography and large wetland areas. The Planning Commissioners expressed their support for the plat concept and felt more information is needed regarding the proposed emergency access, private roads concept, the impact on the school district, and housing designs. Chair Sullivan noted the public hearing was still open for comments from the public. COMMISSIONER MINTON MOVED TO CANCEL THE JULY 8TH PLANNING COMMISSION WORKSHOP AND TO CALL A SPECIAL MEETING OF THE PLANNING COMMISSION ON TUESDAY, JULY 15, 1997, AT 6:30 P.M. COMMISSIONER THOMPSON SECONDED THE MOTION. THE MOTION CARRIED 5-0. Thomas Christianson 10989 181st Avenue, expressed his concern that stakes were being placed on his property. Mr. Christianson indicated he owns the property surrounding the natural gas substation off of County Road 12. Terry Maurer indicated the County may have placed the stakes there in conjunction with the proposed road improvement project to County Road 12. COMMISSIONER THOMPSON MOVED TO CONTINUE THE PUBLIC HEARING FOR THE REQUESTS BY CPDC TO JULY 15, 1997, AT 6:30 P.M. COMMISSIONER MESICH SECONDED THE MOTION. THE MOTION CARRIED 5-0. Planning Commission Minutes May 27, 1997 Page 8 • COMMISSIONER MESICH SECONDED THE MOTION. THE MOTIN CARRIED 5-0. 5.7. CPDC Request for Zone Change, Public Hearing Case No. ZC 97-1 5.8. CPDC Request for Conditional Use Permit, Public Hearing Case No. CU 97-11 5.9. CPDC Request for Preliminary Plat Approval (Trott Brook Farms), Public Hearing Case No. P 97-8 Steve Ach explained a request has been received for a residential planned unit development, subdividing 280 acres into approximately 322 single family lots and 200 townhouse lots. The property is currently owned by Waddy Schulze and is located north of County Road 12, east of the realigned County Road No. 13 and south of the 187th Avenue alignment. John Payton, Senior Engineer, of Westwood Professional Services; Ed Hasek, registered landscape architect; and Al Block of Town and Country Homes, were present on behalf of the developer. Chair Thompson opened the public hearing. John Paul, 19714 Twin Lakes Road, indicated it appears his driveway is across the street from the County Road 13 access to the proposed plat. He expressed his concern for the impact of increased traffic in front of his home, noting there have been a number of accidents in this location. He expressed concern the area residents will suffer the consequences of the proposed development. S Mary Jo Miske, 10028 Twin Lakes Road, expressed her concern regarding assessments for sewer and water, realignment of County Road 13, and environmental impacts on Trott Brook. Mrs. Miske stated it was her understanding Jarvis would be the main north-south corridor for this area, not County Road 13. Terry Maurer explained County Road 13 was planned as the corridor for approximately 2 years. He noted the Council will be considering an area for the extension of city water and sewer which is much larger than the Schulze and Hohlen property, but it is not known at this time how large an area will be chosen. Members of the Planning Commission expressed interest in the developer incorporating a theme in the design of the plat. They expressed support for the variety of housing options proposed for the plat (i.e., attached and detached single family, number of floor plans, architectural styles, sizes). COMMISSIONER MESICH MOVED TO POSTPONE THE PUBLIC HEARING FOR CASE NO.'S ZC 97-1, CU 97-11 AND P 97-8, REQUESTS BY CPDC, TO THE JUNE 24, 1997, REGULARLY SCHEDULED PLANNING COMMISSION MEETING. COMMISSIONER MINTON SECONDED THE MOTION. THE MOTION CARRIED 5-0. 6.1. S& n 5 19 97 Cit Council Meeting Commissioner '• : .rovide. - • :--•.. Commission an update on actions taken b - Council on planning issues at the May •• Council .• - ing. • • Development Summary Trott Brook Farms Elk River, Minnesota 40 April 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 Ill Eden Prairie, MN 55355 S Table of Contents Project Summary Exhibits Drawings • S WESTWOOD PROFESSIONAL SERVICES, INC. • April 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 83rd Avenue North Brooklyn Park, MN 55445 Contact: Homer Tompkins (612) 627-0823 DEVELOPER/APPLICANT Contractor Property Developers Company (CPDC) 9110 83rd Avenue North Brooklyn Park, MN 55445 Contact: Homer Tompkins (612) 627-0823 SITE PLANNING, SURVEYOR, ENGINEER Westwood Professional Service, Inc. 7599 Anagram Drive Eden Prairie, MN 55344 Contact: Ed Hasek (612) 937-5150 • PROJECT NARRATIVE TROTT BROOK FARMS 1 WESTWOOD PROFESSIONAL SERVICES, INC. DEVELOPMENT DATA IP 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 Use: Residential PROPOSED DEVELOPMENT SUMMARY Total Site Area: 361.2 acres Total Units Proposed: 609 units Townhouses: 252 Detached SF: 357 Overall Density: 2.4 units/acre Total Wetlands (56): 102.2 acres Total County R.O.W.: 10.8 acres (including proposed) Net Upland Development Area: 256.6 acres REQUESTED ACTION The action requested is for a revision of the Comprehensive Plan and Rezoning of the property to allow the development of a residential P.U.D. generally under the R-lc and R-le zoning guidelines 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 361.2 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 of agricultural and hog farming operations with the western area being a large 40 acre wetland. Trott Brook flows along a significant portion of the eastern property boundary. ABUTTING LAND 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 to the east. Properties to the north and east are characterized by numerous wetlands and rolling wooded hillsides. ACCESS • Access to the property 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 PROJECT NARRATIVE TROTT BROOK FARMS 2 WESTWOOD PROFESSIONAL SERVICES, INC. . natural gas facility, potentially providing an additional access location to the southern portion of the project as shown. County Road 12 is also being planned for an upgrade to four lanes in the near future. SOILS/SLOPES Upland soils generally consist of fine to coarse, sandy loarns of the Nebishand Mahtomedi series. Slopes range from 0 to an excess of 30% across the site. Several areas of the site have been previously excavated for sand and gravel deposits. Numerous depressions and wetlands consist of Seelyeviles and Bowstring soils series, and area typically mucky and flooded. Upland and wooded wetlands are characteristic of those found in maturing oak woodlands. 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 the property consist of maturing oak woodlands with areas of planted pines, aspen groves, 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 situation will be implemented. • WETLANDS With the inclusion of an additional 76 acres to the original project area, the project now • includes a total of 56 separate wetlands covering 102.2 acres. Included are small woodland ponds, 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 northeast corner of the site. PROPOSED DEVELOPMENT This proposal is for the development of 609 residential mixed use units over 361 acres of generally rolling and wooded property motteled with numerous wetlands. The project has been designed to offer four distinct opportunities for living in the Elk River community. Two areas of townhouses (one north and one south) offer different living environments. The northern 39 units are set in wooded rolling hills and area accessed by a private 30' drive to preserve the wetland areas and woodlands on the site. The southern 213 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' right of way with a typical street cross section. Two to eight unit structures have been designed, and varied PROJECT NARRATIVE TROTT BROOK FARMS 3 WESTWOOD PROFESSIONAL SERVICES, INC. structural detailing and color will be employed to provide a varied building mass and character from the street frontage and units will be individually landscaped based on orientation and aspect. The remaining types of residential development are single family ranging in lot size from a minimum of 70' by 140' (9,800 sq. ft.) in the south, to in excess of one acre lots in the north. Once again the size of the lots and general intensity of development is in response to the natural character of the property. The desire to preserve the character of the site, the need to serve the development with utilities and paved roadways, and the opportunity to provide a unique residential community all lend to the Trott Brook Farms residential development. PROJECT PHASING Project phasing will follow the extension of trunk utility systems and is anticipated to include a portion of the townhouse and single family developments off both County Road 13 to the north, and County Road 12 to the south. Project build out will be market driven and is anticipated to be completed in 5 to 8 years. 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. Trails will be incorporated 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 11.3 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, tennis/basketball court, picnic shelter, tot lot, and trails. The park also includes amenities such as woodlands, ponds and wetlands which are all representative of the overall character of the project. It is the intent of the developer of this project to preserve and protect the natural amenities of the site to the greatest degree possible through the use of custom lot design, good construction, and management practices. DEVELOPER As the owner, Contractor 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 and financial resources of an industry leader with more than 60 years experience. 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, spacious entries and enhanced park amenities within each PROJECT NARRATIVE TROTT BROOK FARMS 4 WESTWOOD PROFESSIONAL SERVICES, INC. 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. ENVIRONMENTAL Both a Phase One and Phase Two Environmental Site Assessment have been performed on the property, and a mandatory EAW is currently being prepared for the proposed Trott Brook Farms project. We have reviewed the property with the County Forester to identify potential oak wilt, and have also contracted a consultant to perform a cultural resources survey of the site. Clean up of the existing hog feedlot has already commenced, and will continue until all buildings have been razed, and all debris has been collected. • • PROJECT NARRATIVE TROTT BROOK FARMS 5 • Exhibits Exhibit A - Soils Investigation Exhibit B - Description of Wetlands 411 0 10/18/96 07:52 FAX 612 770 1657 TERRACOY-ST.PAUL Z 002 1 Exhibit A 0 SOUTHWEST CORNER OF SITE PLANNED FOR EXPLORATION. • lior. :-.4.1...--s.. .r: •- 5 '' . .. �• . .- •• ... �. - -•'_ =?` ( I • • Yi , .4.1 --,-77 -:-.- ,_ •/�_�y •�r,� se m - r 1 '�- —�_ "•;.`- •it 0 1.•:7}:.- ? .1. :• : I . -.--:-•. . -:•.___ , % ....r. /. ....iti . - •••••ii•..c.-------."-. - --_11. .::-.- r- I , /4 ,________•.. .~� J � _ pfrte-- `— 4iscs.„.„,, NiascN '- } 1}lJ r s .r � \��.;i �\~� .�-— i s=ue '�� • • 47, --w... .-.7,-/A r� 7 -57- , �.�//✓G Loc A 0tr,5..... 0 — — — 4? __ /,Forts-r47� LOGi77-? "/ O, i4-7')G Qs Z/A1E"s _, • MAP TAKEN FORM SITE PLAN PROVIDED BY WESTWOOD PROFESSIONAL SERVICES,NC. • • • ID LOG OF BORING NO. g-1 Job No. o Y 5s4 S'1 y Cllonl DRILL CREW CHECK LIST WATER LEVEL OBSERVATIONS 0, ENGINEER R S SURFACE ELEV. Sheet f of __I WL: . -. WS OR WD o 0) DRILLER w1/4 K BORING STARTED y�r�LY1/ WEATHER WI.: ` BCR ACR HELPER - P G BORING COMPLETED 1' / !� ST SIZE _ SS SIZE WL AB Hr. AB o RIG NO. S STATION CASING USED SIZE WL: 24 Hr.AB `' •• OFFSET HSA USED 210 SIZE 4 ' TOPSOIL THICKNESS 3 w FILL THICKNESS Depth or P '71 Elevation PENETRATION RECORD CAVE IN LEVEL: I! R 1 Op Spill Spoon Blows While Drilling and I-. v Sampling N a 6•' 8' 6• 6' cu 13 v -1 z a - u c E -a Alter Boring c D o> U o .6,N '' m • o --FCompletion V) t 2 Feet---�. -c g • WATER LOSS: • °~' v, Sample ()Antiphon At To -' / `"-A 7gA c Percent Loss — -- - I 1 /y+ Al To 62/ /.471//C5 (NOPercent Loss /_ —. — , /•/� 6"2. � 068C- . 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AB -r OFFSET HSA USED ?A SIZE Y " TOPSOIL THICKNESS 2•-5- . en • FILL THICKNESS Depth or - '1 Elovailon PENETRATION nECOf9D. R op CAVE IN LEVEL a- `:. • . While Drilling and a, Spill Spoon Blows . ��' Sampling e F. .13 • - o 6••�1 6• 6• 6• .c•.! w a LL After Boring -r z o,o 1 a>u E.- -r aL • u 0 C °H - Completion U�rCv% H o E E JNC :� . . e o E 2 Fool > cc— g WATER LOSS: .vein 4.!i t'nSample.Description Al To Percent Loss � Al To -. -� - 17 .76 O-ZS '.S /l�Y0:tr 17-11 L_��/l_� Percent Loss . - J_��q,/IC 5 /'a'4 `Cl//.' 7� `�/I BOULDERS OR OBSTRUCTIONS: !1 /A Z • / iZ / ^11D $ /u_( ,L i1 '4.t%4 )' AITo -:' /r�D ///t` d ) �-- cif JJ� • o.'S `J �JARTESIAN PRESSURE: . o :35.5 d? 507" .' ' ! Depth • o i ti ' • Height of Soil Rise H �, • - In Casing :b ABBREVIATIONS r tsg f :3;-rf� AB-After Boring !�. ��.�!.i,..0„.7,„,, %;w- `• ACR-After Casing Removal I .. AS-Auger Sample - '••� BCR-Before Casing Removal DB-Dlamond Bit • ''� DCI-Dry Cave In • . -- HA-Hand Auger • _ 3. HS-Hollow Stem Auger • • • PA-Power Auger • SS-Split Spoon Sampler • ST Thin Walled Sampler • / +-- RB-Rock 1311 \ ' ' W13-Wash Boring WCI-Wet Cave In _-- —_ WO-While Drilling WL-Water Level — ---- - — --. tNS-While Sampling o 0 Pi....p..+a....,.....w......r 4-. • • i I 1 r DRILL CREW CHECK LIST LOG OF BORING NO.____ -5 Job NO. 1 f 1 v Client WATER LEVEL OBSERVATIONS co ENGINEER —R .5 SURFACE ELEV. Sheet I of I WL: �' WS OR WD rn DRILLER__ YLVA BORING STARTED b !�� WEATHER WI.: CR _ACR HELPER ..____ BORING COMPLETED '-/: /` ST SIZE SS SIZE WL: AB Hr.AB o RIG NO. `i STATION CASING USED SIZE WL 24 Hr.AB '' OFFSET HSA USED r2 A SIZE y .- TOPSOIL THICKNESS 4 - Ui Dopih or FILL THICKNESS Elevation PENETRATION RECORD R Op CAVE IN LEVEL: - �'t.;� • While Drilling and en Split s.oal•Str,vs t— ,.. • Sam lin IV v io Sampling ° 8" s' 8' c v d . LL After Boring —r r as Z. E7 -r 0 i Co0 5 S;r- Completion m o o E °' 2 Fool J a-- `m "�� r 0) w h a a WATER LOSS: CJI 1 Sample Description At To116 ~ a Percent Loss At .. To �9_ Al To • ,5/L7 �'/ '7/7�j1��� Percent Loss SID 744c " 7`7Z--OL 6177 /) - BOULDERS OR OBSTRUCTIONS: /ilor�'/ / Ora 7"Qc9 -3C . Al To ARTESIAN PRESSURE: (7 0 Depthz dill Height of Soil RiseyIn Casingb•a J- ABBREVIATIONSrAB—After Boring ACR—After Casing Removal• AS—Auger Sample.BCR—Before Casing Removal • DB—Diamond BII DCI—Dry Cave In HA—Hand Auger HS—Hollow Stem Auger •PA—Power Auger • SS—Split Spoon Sampler • ; ;.ST—Thin Walled.Sampler RB—Rock Bit . ' •WB—Wash Boring ' WCI—Wel Cave In • UVD—While Drilling WL—Water Level 0 WS—While Sampling o - I ..._ • '1r � __ - --- CJI • • i DRILL CREW CHECK LIST LOG OF BORING NO. a-4- Job No._ 7..5.-/ `t Client WATER LEVEL OBSERVATIONS 0. ENGINEER (1.5 SURFACE ELEV. Sheet of WL WS OR WD N. DRILLER__.r1-1 r1 _ _ BORING STARTED _loin,l94 _._ WEATHER WL: BCR ACR o) HELPER ?c BORING COMPLETED ST SIZE SS SIZE -1- WL: AB Hr.AB RIG NO. —.5 STATION CASING USED SIZE WL: 24 Hr. AB o OFFSET HSA USED_P p SIZE ' TOPSOIL THICKNESS , /' e,, r- , FILL THICKNESS Depth or , .-n Elevation I PENETRATION RECORDR OP CAVE IN LEVEL: Milo Drilling and o, Split Spoon Blows •m Sampling • r~,, d 6' e• 6• 6' c 1 a v ,� Alter Boring _, z m NL E--N ..r M -a Q a C o C �- Completion o n nt 3u- dt- c • E d c C 1.. E o o - r r 2 Feet cc- WATER LOSS: o k ► N a Sample Description • AI To . "r Percent Loss !'/;�� _ • At To i � .� 41 6 /!, �(.7�-,--' �Tl�DY C� T 61/. C,. Percent Loss G° . 1)A, ygK: COL) so go i, BOULDERS OR OBSTRUCTIONS: - r 1-lof 1�,r pG A/ Al To 1-1 At To M A- ,/)e"� 61/1061/10Gra� ARTESIAN PRESSURE: o .II � Depth Z Height of Soil Rise in • H MI , In Casing .b ei ABBREVIATIONS 1-4AB-Alter Boring ACR--Aller Casing Removal I AS-Auger Sample BCR-Before Casing Removal DB-Diamond Bit • DCI-Drj Cave In HA-Hand Auger HS-Hollow Stern Auger • 1111- PA-Power Auger SS-Spilt Spoon Sampler ■ I .. .ST Thln Walled Sampler —L! 1111 1- RB-Rock Bit • WB-Wash Boring WCI-Wel Cave In I WD-While Drilling - —- -— -— -- —- - WL-Water Level lN1 —- _-- —.--- — - - --- WS-While Sampling o 0 Westwood Professional Services,Inc. Exhibit B V • 14180 West Trunk Highway 5 Eden Prairie,Minnesota 55344 612/937-5150 MEMORANDUM April 29 , 1997 CPDC ELK RIVER WETLANDS WETLAND DELINEATION Wetlands were delineated and flagged in the field during September and October, 1996 by Westwood Professional Services, Inc.using the Corps of Engineers Wetlands Delineation Manual(Environmental Laboratory, 1987). This manual is used to delineate wetlands under both Section 404 of the Federal Clean Water Act and the Minnesota Wetland Conservation Act of 1991 (as amended). Delineated wetlands are shown on the attached Wetland Boundaries Map and summarized in the following table. Background data used to identify potential wetland areas before conducting the delineation in the field include National Wetlands Inventory(NWI) mapping; the Minnesota Department of Natural Resources' (DNR)Protected Waters and Wetlands Inventory; portions of the Soil Survey of Sherburne County; and annual color Food Security Act(FSA) slides from 1981 to 1995. Delineation Results • The site contains 39 wetlands that encompass a total of 83.97 acres. Six or more of these basins currently serve as receiving ponds for pig feedlot runoff. The nature of these wetland has changed significantly since the pig farm was constructed in the mid 1960s, and the manure carried by runoff has impacted the quality of waters in these basins. In order to determine whether any of the wetlands in the pig feedlots may have been unintentionally created and therefore subject to exemption, historical aerial photography taken for three years (1939, 1953, and 1969). All of the wetlands located in the pig feedlots appeared on aerial photography from these three years. Although swine farming has impacted these wetlands, it does not appear to have been responsible for wetland creation. CPDC Elk River 2 April 29, 1997 • • Basin Dataform Area Cowardin Circ. Dominant Vegetation ID ID (Acres) 39 1 A 0.20 PEMBd 2 reed canary grass 2 B 22.26 PEMB/ 2/6/7 reed canary grass,stinging nettle,cottonwood, black ash, SS1 B/FO1 Bd red-osier dogwood,tearthumb,jewel weed 3 C 0.43 PEMC 3 reed canary grass,wool grass, broad-leaf arrowhead 4 D 0.04 PEMB/C 2/3 reed canary grass 5 E 0.03 PEMB 2 reed canary grass 6 F 0.40 PEMB/C 2/3 canary grass,wool grass, boneset,stinging nettle,raspberry 7 G 0.05 PFO1A 1L elm,green ash, black ash 8 H 0.16 PUBF/EMC 3 mud flat, duckweed, reed canary grass 9 I 0.23 PEMC 3 reed canary grass,water plantain 10 J 40.64 PEMAf/B/Cd 1/2/3 reed canary grass 11 K 0.26 PEMAf 1 disked soil - 12 L 0.06 PEMAf 1 disked soil 13 M 3.75 PUBF 5 open water 14 N 0.48 PEMC 3 cattail, reed canary grass 15 0 0.43 PUBF/EMB 5/2 open water,reed canary grass 16 P 0.04 PEMB 2 reed canary grass 17 Q 0.07 PEMB 2 reed canary grass 18 R 0.01 PUBFx 5 open water 19 S 0.13 PFO1 B 7 green ash 20 T 0.04 PEMB 2 reed canary grass,Poa sp. • 21 U1 0.05 PEMB 0.29 PEMB 2 reed canary grass 22 U2 2 reed canary grass 23 V 0.16 PEMB 2 reed canary grass 24 W 1.74 PEMB 2 reed canary grass, Canada bluejoint grass 25 X 0.13 PEMB 2 reed canary grass,stinging nettle 26 Y 2.59 PEMB/C 2/3 reed canary grass, cattail 27 Z 0.92 PEMB/C 2/3 reed canary grass, sandbar willow, broad-leaf arrowhead 28 AA 0.36 PEMB/C 2/3 reed canary grass, mudflat 29 BB 1.04 PEMB/C 2/3 reed canary grass, cattail 30 CC 1.37 PUBF 5 open water 31 DD 1.81 PUBF 5 open water 32 EE 0.33 PUBF 5 open water 33 FF 0.10 PEMB 2 sludge, barnyard grass 34 GG 0.57 PEMF 4 cattail, sedges, reed canary grass 35 0.37 PUBF 5 open water 36 1.01 PUBF 5 open water 37 0.29 PUBF/EMB 5/2 open water, barnyard grass - 38 KK 1.10 PUBF/EMB 5/2 open water, giant ragweed 39 0.03 PEMB 2 reed canary grass 83.97 F••E';vrF.WETLA';CREPLACE`•CPOC ELK RIVER\CPOC ER_PLATNAR.DOC el 1 IT Westwood Professional Services, Inc. (612)937-5150 U •W i; 40$7, E 1Ij! • 1� - a €14 � �. _ :G �\ � fit �;5 / ; _— y WWI •_t,rc�o. 6. • / .'-`-' - - i F C • i/ \.v \\ "�•\/ // \d I '�\.- /,�.1 /. /— n, / / V / / • _ / / ,t • j p! /' ./ \ \ g_ / )� i . ?_. I % ,5I; / ,k:,.‘am ' " \: 0 . \ ;�f /,.i • i q 2 • • i 9 t; —--— —--— . . -- - -•33 --- ,�I� 1. j �. i `� /.-� -------• � it l '-� 3a_'`�------ q •l 1 ma `\./. ,\ – �/ ii -Pi e. {e 2 / -�c., / -\ ` /`� -i'� ',.,,,,:i ,I;I tt'9 - }i •i . ' • \• i' y v 4u: if, i' • ; I i �. \ .� C° • ( i{ `,` _ • /!. i -rt., t.,t `\ • -r" ��`, I �' • `/• L '�� ={J '// .c• moor. f• le I j�' ji \ . laze I tp — — �i • 1. )-‘4 s to \ — _ �Y_ •'`\ -_ —,_ �y;=-------t ------ Air.' i� v3i`'att . .avw— .,„.....-a.:._-,,..-...----.._'_ _ -�_ — ic7fLsnm w�$II1.8=Nt-- =a ± ? .1 pi , A LS WI n ;! ow I 1• ' La 01° . ..--- --------- -- - --------- -- --y---' �. i--_--- 5 3 a • Drawings 1 of 10- Cover Sheet/Location Map 2 of 10- Existing Conditions/ Survey 3 of 10- Prelim. Site Plan 4 of 10- Prelim. Plat 5 of 10- Prelim. Plat 6 of 10- Prelim. Grading/Erosion Control 7 of 10- Prelim. Grading/Erosion Control 8 of 10- Prelim. LA/Tree Preserv. 9 of 10- Prelim. LA/Tree Preserv. II) 10 of 10- Details • •1998 West.00a Pro l•somol Ssrvicvs,Inc. • Pie lrnnarjp1 . 1 r w rof s for • C Ir . . I : FarrnS Elk River, Mn. • prepared for: Contractor Property Developers Company 9110 83RD AVENUE NORTH Brooklyn Park, Minnesota 55445 Contact: Homer Tompkins Phone: (612) 627-0855 prepared by ® Westwood Professional Services, Inc. 104 Marty Drive, Suite 3 Buffalo, Minnesota 55313 Contact: Fran Hagen, II Phone : 682-2587 PROJECT NO. 96367 VICINITY MAP ...F‘ AJ y yl, e3 _ z 1 �II .. Itfr . cs, i : •, i —tea. '..,,NI ` sL 111P-14 WV r-,- ihrtwisit g� FROM 1 ;5— 1 ,,,i — . . , \ , , s 4 , ,,,,,e J 1�17, ) • INDEX SHIFT NO. ORSCRIPTtON • CORER 2 E,IgnNO CONDITLns/CERTFlCA'E CE SDJOVEV 3 PRE.IMmARY SITE PLAN •&5 PREUMIIARY>LAT q&7 PREUMNAPV GRA314G.ORA.NA,X&EROSICN CCNTRCL PLAN 3 k 9 PREUMI.ARY TREE PRESERVA'1CN ANO LANDSCAPE PLAN I0 CE-AL` NO. OATS REVISION These plans were prepared by or under the direct supervision of: Edw. 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A " Ii if ' 4 " - I I-,- -V \• ' - . . ...... • - ' - 7 kt-,C21.-----:-.----z-4. t_ a,i' 4., '`",..*_;,._•-•• -__-...-z ..,_ , - --- ,... , : •.r -_e_•,. ,., -IL,' ‘.-.r.,—).c..`„-- ._.41....,7___: -,_:.•.-,d,,,,,._.. _•:.-:-- --.--7---‘,---1.--,...---i.---irati .. .,:k,.,.. ....:4 .......-4-...„:„.7-.--,-..,-,-„..4-..,..._,..,„=..-•.....iw,...o..-.1- ___________yr,-....-.1..._. 7......-cui...sia „...__ ,__,_4 ..„.....•i....._ ._.....„‘„L„.. 1.17.,. I i • --'•.... -----.__,_iv 59651.7r w 955.18 - 0 fct dvi-- .. e . e.•--..-.,.....7-7..1.7::...I:::..... ' ) ( ,:-- •.- 2:.•:,.,: Cal 46 Hour.beim digging: GOPHER STATE ONE CALL Txm City Area 454-0002 Mn.Tod tree I-b00-252-1166 • \ .r �` 1�//f 1 j_'.,tS!- ,,./f i;:i \j tl\' LEGAL DESCRIP77ON J_ kr, r PARCEL 1: •TI The Southeast Ouartr of the Northwest Ouorter of Section 35, Tawnshp 33 Range 26 and the South Half of the Northeast Quarter of Section 35. Township 33 Range 26, according to the United Stoles Co.ernment Sur y thereof and situate n Sherburne.. i it Counts Minnesota. j'^ ; �1 PARCEL 2: • • the West Half of the Southeast thwarter; the East Half of the Southwest alerted'and the r East 10 rods of the West Half of the Southwest Quarter,in Section J5 Township 33 `-,`��,�1 Range 26 according to the United States Government Survey thereof and situate in Sherburne County,Minnesota. 1 ,.. EXCEPT THE FOLLO MNa' lir Mot part of the oboe.descr,ed lying southwesterly of County State Aid Highway No. • �(��,+,1 4.. 12 . r�'1 `T' 1,.J - A tract of land in the Southwest Quarter of Section 35. Township J3.Range 26,described lI n�'i �,� ��n�w a q� as follows: Beginning 1667.9 feet East of the Southwest cone,N said Section and t' sa.ra.,o o,arw r snare, along the South line of Section; thence boxing North 50 degrees J9 minutes West along �.n o.«-�� r L r 6 St Won the centerline of a road a distance of 635.0 feet to the pont of beginning; thence ,4North J9 degrees 27 minutes East a distance of 133.0 feet; thence North 50 degrees 39 b minutes West a distance of 75.0 feet; thence South J9 degrees 21 minutes west a distance '•\p pa neo'";',.,,,,t./. of 133.0 feet; thence South 50 degrees J9 minutes East and along the centerline of said ts 6_ / road a distance of 75.0 feet to the pont of beginning, excepting 3.5.0 feet parallel to 1 C i/"1,it1;!\ the centerline of said recd being rood right-of-way. .A .1,1�.,.. r i 1 That part of the above described East Half of the Southwest&wt..cnd the East 10 rods "pJ�' L •' of the West Half of the Southwest:vote,described os follows: Commencing of the ' intersection of the tangent to the centerline of County State Aid Highway No. 12 and the .,`\ ~ `s?\i South line of said Southwest Ouorter a distance of 955.38 feet west of the Southeast .� corner thereof: thence North 50 degrees 40 mnutu West along said centerline of Highway 570.58 feet to the actual pont at beginning of the land to be described,• thence North �\� \ 39 degrees 20 minutes east a distance of 163 feet: thence North 0 degree 17 minutes East ' '_� a distance of 503.21 feet tnene.North 89 degrees 43 minutes nkat to the Wool line of��`�_,_ �' said East 10 rods of the West Hall of the Southwest Quarter; thence South along said ... .4 West line to the Highway centerline: thence South 50 degrees+0 minutes East along said � 1 • ....„,:w.w. .• centerline to the point of beginning. k r r y IwX PARCEL S' , ';"/.....r,-.-- .../j,•. .(,- The East Half of the Southeast Oucrter in Section 35. Township 33•Range 26, according ---',../,----',../,--.:.--ri- .:"/'cy�.; to the United Slates Ooeernmot Sorwey thereof and situate in Sherburne County, , I; r'/.;,a Minnesota. Except therefrom the West 400.C0 feet of the East 660.00 Peet of the South .---;.7.,,t-y. 45000 feet, all as measured at right angles, thereof. j./ 'Il..':.YJi..' ‘M.',1,11 F,ori./t/ I.-,_:7_\ 1 3.(, l ` 1 /^.. ? Note:Property subject to on Easement for the purpose of slopes,cuts and fills / in the grading of Stale Aid Highway 12 per Document No. 96405 r err '... \v �7 .` L • ' m4... \ :.n, • =4V0- _ - - 111"11a.r y r s«r,w, X Q /orf ..11111 ® +:.J Sr.:' usa M r error Sac / / N r DA PREPABID VOLVODATE'• — Contractor Property Trott Brook Existing Conditions and s/t/Ds '"'e ""'3 'rm.e"ew.CO'e Developers Company Farms Certificate of Survey SHEET 1 Brooklyn Park.vinoevot. / ' Elk River. 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N , I / 1 .—\----.\._........)\ / ' ' 01/ 5 391193 3 assraa s 369331 3 ak33.69 N / P.olmi.s1 P,...1..ht 066 l• Cal 48 Now,E.tor.digging: GOPHER STATE ONE CALL T.I.air Moo 45.4-0003 4n To Fre.1-800-252-1166 1 50 5.0' USN 111111111 *NO BUILDING SETBACK rv� REAR BUILDING SETBACK ri 5.0' ' LCT NUMBER 10.0' 21 I LOT NUMBER ■ " SIDE BLDG.SETBACK TO ' SIDE BLDG. SETBACK TO ■ M GARAGE I GARAGE TYPICAL LOT DIMENSION 'O I TYPICAL LOT 0,4ENSICN 10.0' SIDE BLDG. SETBACK TO 10.0' SICK BLDG. SETBACK TO UVING AREA UNNG AREA 5.0' '+—ORA,NAGE A UTUTY 5.0' G EASEMENT o DRAINAGE&UTILITY EASEMENT n I MINIMUM FRONT BLDG. R MINIMUM FRONT BLDG. 80' SETBACK 80' SETBACK Na 10.0' 10.0' n Y _ TYPICAL LOT TYPICAL LOT LESS THAN 75 FT. MORE THAN 80 FT. v.:/,yw o-1 .cv x/Wvr�1 sr `, a / OWNER/DEVELOPI� PLAJJNER(BNGNE6i/SURVEYOR `-_ - Contractor Property Developers Company Westwood Party «w Services,Inc. //////// 9110 8;3rd Avenue North 104 Marty Drive,Suite 3 xBrooklyn Park,MN 55445ss Blilelo,MN 55313 , �� �, oFve_oPABlf SUMMARY " Total Site Area.3612 Acres County Road A-O-W-10.8 Acres Outlols A-K•944 Acres Developable Area-256.6 Acres • Interior Pubic F1-O-W-348 Acres • Wetlands-102t Acres ouIWr• Total Units-609 Units Single Farniy-357 Lots ' Tormhomes-252 Unite / 8 Development Density•24 Lk-Its/Acre Average SF.Lot Area-20,913 SF. Average Townhorne Let Area-8.401 SF. a I 7. , �� TYPICAL BUILDING SETBACKS I 2i '" 6 0 — a I a 11 r . � I 1 � I r L 1_ 0 HOCRB 26 o HOCK M / v,. 500' _ 213 PREPARED FOR; ,- / °"" E+ '""` Trott BrookDA fE ,,, Contractor Property Preliminary 1 5/1198 "'"" "•""°' Developers Company Farms Site Plan JSHEET ero�ll.n Psr4.V:uc�a^�. ` ___Slyer.Myer. 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S" >n' Contractor Property Preliminary 5/1/9e Developers Company Farms Plat. s-i ET \ B.o.�nryo Part.VinneaoU 2 E11 River. Amn,,ota ) ` . / \�CFlof •1098 Westwood Proression8l S.rvlo...inr_ I . 221072 Sr . ". - c 22 7 15\I rz- \ 74 4. rens F / 80 RSIO f 1 I • '� 1J ,4,„s ;Pt , / (6 / \ 24 2J 4rao.v s T..3F Fxeu s Y WWI 9' '- a, � 5 i '2,, 22:32 F I 1 A 71 Y 4,.7,..44 F •/ \ \ OUILOT A \ 7 YJ.1 SrN ./ I 1=1.100 r.....\.„ 1 TT JTI F e -7- -- r 10 � r- \ - /.. IT2 F a2s 73 14.424 1'`renF 2 34101 J \ R "2T ' yaw F 3 - \ • 411.. SAM/f ,y --i 26 - - "\ _ \ / -.I ., - :�Q 27 1;1721 43 / V:334'.... 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L, \s , �0 �„ I Q \ \ \ �� ` '•'' 7s 7 6 77391 N l I /✓/ 0 �5 rr.no.r1.z�w sZ rcem s' -''''''':07.e \ - lava f 4 ` 7 '" 5� 56 J 141 IL. 0 571 q - -- " 7222 7 .J +7 m \ - - aNT Fe 0 - 60 70 a 422.5 F o I A i 1 '_A -mac_�' �` \1 tp Li rJ In •//1 , ------------ 60 - ' �� �_� a '' OIf/7LOT B :13 i'i • 1 ',1I ©� e� -- - v --,/ I 76® ® -7 P/PELINE_Er_4 1.2 ' May lora ' �e °© m® Win mom m 3-r1.1 g ,+ • I 4 j` / I1.'11 e 1 2 now COMMON Lor 61 1 ® _ `\I\`. ��,�`J ! \ \\ ® 59 me®giel � 2 1 1 ® / - 225,6 y ... . .5% r‘b/ • ..... „ ..., \ /1 , ���� _ `---- , mtill to a i:i �� r_,771 )6.'c�O \\ ` COMMON Lor 95 ®® 2f1.1114 ---� ' 14 18 \ •`'----- ' A� .1,5.F i/ V`C\Aco, \\\\ ®�® m �� 4T 4J 1-57 7' 36 ® \m -------. COMMON COMMON LOr 95 ,19 7 \� ® ® II 144 ���+J m \ •,, /1 * Q- \ ego L48& 3_ % ' Eri452 ...,co gis \ IP L4.7137+t COUNTY -$ STAR "---T A L / O(/TLOT K `AL84°�113_NL 955.38 P/ 83ocu•_2• -- -- ----- ) MULTI-UNIT LOT AREAS Stool+6 L 720 SF Lot 33+.720 SF Lot 85 1.260 Y Lot t t,730 SF Lot 33 1,720 SF BLota 151.720 SF Lot 33 1.`60 SF Lot I 3,360 SF Lot 33 2.576' lot 2 1.280 SF Lot 34 1,250 Y Lot 68 1,720 SF Lot 2 1.280 Y Lot 34 1,280 Y Lot I 1.280 SF Lot 34 1.720 SF Lot 2 2.352 SF lo:04 2.576 I Lot 3 1.720 SF Lot 35 1,720 SF Lot 67 1,720 SF Lot 3 1,250 SF Lot 35 1,280 Y Lot 3 1,260 SF Lot 35 1,720 SF Lot J 2.352 SF L.15 3.670 Lot 4 1,7:3 S Lot 1-1.720 V Lot 68 1.`_34 SF Lot 4 1.720 3F Lot 36 1,720'F Lot 4 1,720 SF WSF Lot 36 1,250Lola 1.350 Y Lot 36 3.676 Lot 5 1.230 SF Wt 37 1,280 Y Lot 69',n20 Sr Wt 5 1,720 SF Lot 37 1.720 Y Lot 5 1,720 Y Lot 37 1.720 Y Lot 7 3.516 Y L-:S) 1578 Lot 8 1.720 SF lot 36 1.720 SF lot 70 1.720 SF Let 3 1.280 SF Lot 38 1,280 SF Lot 6 1.250 SF Lot 38 1.720 SF Lot 6 3..71 SF Lot 20 2.576 Lot 7 1,722 Y lot 39 1.720 SF Lot 71 1.280 SF Lot 7 1,280 Y Lot 39 1,280 SF Lot 7 1.230 SF Lot 39 1.260 SF Lot 7 3,619 Y Lc:39 3.660 Lot 5 1.250 SF Lot 40 1,230 SF Lot 72 1.72.0 SF Lc:8 1.720 SF Lot 40 1.720 SF Lot 8 1.720 SF Lot 40 1.230 SF Lat• 2.576 5: l_1 220 353.62 Lot 9 1.720 Y Lot 41 1,250 SF Lot 73 1.720 SF Lot 3 1.720 SF Lot 41 1,720 SF Lot 9 1,720 SF Lot 41 1.720 SF Lot 9 2.576 SF Lot 10 1,.`20 Y lot 4.2'.720 SF Lot 74 1.250 SF Lot:0 1.280 Y Lot 42 1290 5F lot'0 .'GOY Lot 42 1.720 S' Lot 10 3,660 SF Lot 11 1.250 Y Lot 43',.720 Y Lot 75 1,720 SF Lot 1+1,260 Y Lot 43 1.280 SF Lot 11 1720 Y Lot 43 1,290 01 Lot 11 3,310 Y Lot 12 1,723 SF Lot 44 1.280 Y Lot 76 1.'20 SF Lc:12 1,720 SF Lot 44 0,720 SF Wt'2',123 Cr Lot 04 1.250 SF Lot 12 2.352 Y Lot 13 2.,23 SF Lot 45 1.280 Y Lot 77 1.280 SF L.13 1.720 SF lot 45 1,720 5F Lot'3 1.250 Y Lot 45 1.720 Y Lot 13 2,352 Y Lot 14 1,2.5 Y Lct 46'.720 SF Lot 75 1.720 Y Lot'a 1 280 SF Lot 46 1,250 SF Lot 14 1.720 SF Lot 45 1.720 SF Lot 14 3,360 SF Lot iS 1,723 Y Lot 47',720 Y Lot 79 1,720 Y Lot'5 1,290 SF Lot 47 1.280 Y Lot 75 1,720 SF Lot 47 1.280 Y Lot:3 3,:60 Y Wt 1S 1,722 SF Lot 48+.137 SF Lot 80 I.:SC SF Lo:'6 1.720 SF Lot 43 1.70 SF Lot'6 1,710 SF Lot 48 1.280 5F Let 15 7.484 Y Lot 17 1250 Y Lot 49 1.-80 Y Lot 81 1 020 SF L>!',7 1,72C SF Lot 49 1.720 SF LA 17 1,720 SF Wt 49 1,723 SF lot 17 3.520 SF Lot:5 1.720 SF Lot 50'.720 SF Lot 92 1.720 Sr Lot'4 1.230 SF Lot 90 1.250 Y Lot 14 1,'20 SF 117 50 1.721 SF tot 16 3520 SF Lot 19 1.723 SF Lot 5'..77.0 Y Lot 53 1.290 Y Lot'9 1,280 SF Lot 51 1,290 SF Lot 19 1,720 51 Lot 51 1.250 SF Lot 19 2,530 Y tat 20 1,280 Y lot 52 1.280 SF Lot 84 1,720 Y LA20 1.720 SF Lal 52 1,720 SF Lot 20 1,720 SF Lot 52 1.250 Y Lot 20 3.510 Y Lot 2, 1,.50 SF tot 5]'.260 SF Lot 85 1.720 Y Lot 21 1,720 Y Lot 53+720 SF Lot 21 1,720 SF lot 53 1.720 Y Lol 21 0,260 Y • Lot 22 1.720 Y Lot 54•.126 Y Lot%1.260 Y Lot 22 1.:60 SF Lot 54 1.290 01 "t 22 1.720 Y 1,,]a 1.120 Y Let 2223 .252 Y Wt 23 1.720 Y Lot 52 720 Y lot 87 1.7'0 Y Lot 23 1.260 Y Lal 55 1 280 Y 1 2J 1 020 5: Lot 55 I,723 Y lotLot 23 2,252 SF Lot 24 1.2]0 Y Lot>4`.:90 Y WI 88 1,720 S- Lot 10 2,)20 Y Lot 56 1,720 Y Lot 24 1,720 Y Lot 56 1.280 Y 108 24 3.,60 SF Wt:5 1.250 Y Lot 57'.360 Y Lot 89 1,280 Y Lot 27 1.770 Y Lot 37 1,720 Y Lot 25 1.710 SF Lot 5)1,720 SF Lot 27 0,_60 SF Lot 26 1.720 Y Lot,',E'.120 Y Lot 90 1.ib3 Y L:::6 1.290 SF 1..t 38 1.2'3 Y Lal 26 1.280 Y LA 54 726.8224 SF Lot 26 2.352 Y Lot 27 1.720 SF Lot 59'.720 SF Lot 91 I,720 SF Lot 27 1,280 Y Lot 59 1,720 Y Lot 27 1.250 SF Lot 27 1352`< Cot 25 1.250 SF 1.21 60'.280 SF Lot 92 1,720 Y lo:25 1.720 Y Lot 60 1,720 SF Lot 28 1.720 SF Lot 20 1,360 SF Lot 29 1,720 SF Lot 6'1.250 Si Lot 93 1.253 SF Wt 29 1,720 5F Lot 61 1.280 SF Lot 29 1.7:0 SF t 29 3.520 SF Lot 20 1.720 SF Lot 82'.720 Y Lot 94 1.720 SF Lot 30 1.280 SF Lot 42 1,720 Y Lot 33 1,250 Y Lot 30 2.464 Y Lot 31 1.250 SF Lot 63 7.720 SF lot 95 599,451 Y of 3'1,250 SF Wt 83 299.967 SF tet 21 1,720 SF Lot 31 4348 Y Lot 32 1,'23 Y Lot 64 1,250 SF Lot 72 1.720 SF lot 32 720 Y .ol 32 0.000 Y F=._1irIS / \ ' We$twuod •\ /3;;34:1, 5"....r1.....y....„., ..9 g07� -4 , . )O �_.227 , ,�:A _ '' Cd 15 Noun ee/or'.gigging: GOPHER STATE ONE CALL J• /To 7 KZ.Sr ,alAY A S 1 hna s 35 \ " i�riy''C :::1 e°;-. 01 8 R IZN.s NI 70 Laws s/ — JI 1 ra, t-300-Y�2:.17Aa-- lacy s_„w 1 _1n J4a s C 11.-13•1 s I I /7 14301 V ,r 1 e+ 4 4 y 44041 s J r4.4 S/ / • I s / 4 Enn!s r3 I I �� 18 W 1:7.404 s I < I , • .. !wag $ :..O>, / 8 9 4 / O / 0.M /. fa) yrD..T n7Seaos l0 'J t^p / ' 2 / A ns4s s Lass r 1? 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L_ ,3vs s li COMMON EOT 58 / © I _ I , I , 4 ?. a. 1a - I / Q / m I o� f+,c^n 49]48 4746 / /® v ay ii N2s 8 21 ^ 22 8 23 I 24 al I ' ---- ,ALM \ ' i / cv o n1 50®® --al3.s 42304 slrzsm4' mels I I j / _ / /m / O o SJ / ®m©® 0 3 I \ `y _�� . mammy- 652.36 '° 400.02 260.01 1464_Z5__ —— __ LEGAL DESCRIPTION TYPICAL LOT SIZES SEE SHEET 2 OF 9 BLOCKS 2 AND 5 .acro .acv .acv ae a a a al y. v. .00 a 7, €' 3 a a 4 ,., i 9 43 7,100 .ax X 3 a 3 3 /t.ii 3 a a 3 3 .c 1w S 8330.5 I' .0o' NOT TO SCALE 3-4+ r....L..,e roe.ore 4444,,....r o I00 200 :00' ..w so .Kam PRYY,RYD FOR. \ / , /Trott Brook ..1TE r--_,....6:9° .a... }11.4 Contractor Property Preliminary [517: /9e�Developers CompanyFarms Plat -4EEi \ Brw Ylro lark,0.0n.aoca , ` Elk Curr. 4Inn ,ota J \ 0 , * ?3,9 icestwood II-oIess oral Seroces.Inc. .'-'-- "-..;AV-':i2:- ))) \I 1 \/3]‹: \ \ \ 7------- .!*/ •---.`,'N :N\ I. ___! • -, 1/i // • \ 1111 -%;;'''' '''.--0-.4.17.---- " ----.6) .---"Mr0, k Wir --'---af. --)MY,':."--*•'.- i'\' • • if- -.44 \ 4 eor .......4_..„. 4,____„,..- / /i • ,4 ''' ' 'Ye ii,,, ,• -'-- .,plamoromroiXwatis..ye7 '..4., ...401 4.04... iroiiairt"- w"----ith. • . i • \ . . \ ,//7.,...1 _..,4, ./"./t ),throTtiteircigtowimmilev- - • \.., ;iiil,,,,„...77,;,,z,,,.../..,,,:i8 ....•,..._ iford .,------'-----4-- ---,,-- - ---_--- -._mt__-__—MT., ,,`A• • 14/,wkr"Rogr'',.....-- — .‘"\,r„1" 4. r ,',57 %''' ./7"76;er-141 . ,\< c, li "----- ---- -' -s.-------..,:- t \ , ,,,,;.2 / ,- ,‘ ''. 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Z. .. / --- 1 _...' _I „ , ,_- \, ."'•-• - t -- j / k 1 1:*• • . i • " par, • / Contractor Property Trott Brook Preliminary 5/1/98 Tree Preservation and Developers Company Farms SHEET Br,Id,u Pk ifinn-....,.. i''.1'.. I.tss, Slilan,..,la landscape Plan a OF 10, • I • i l •._ ' _./ • •1998'Westwood Frolesslonal Serv[ces,Inc i , \I\ \I\ -.... ss. \ .0t:''.-•\ �\ \ y me J _,-;;-----_-'!--,:.:-:_--_-0-k- r.� • 1 I ;i,. I `.1 •/nu \\t•�Yt` T_' k'y;.}u� �_ `..- 4..•~>i ==`-'` �-....... i / rue / ^i� .'' \1 .11111 1, \ \\.,\\ f�Str"'k fN jF�f )� ,--7 4. a i \.1. \ \ ` S. 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I..- �,\r. _ _ 1-7-)- 1 L. i 1 1', '1 \\ `fie / .sm. t 4 /T 17;1. • 0.,,F..:`..... / in loPzI, imo o rA,-- ' g. °TRE" 1 `� TREES TO 9E 11 11 ,1 ' '-1,; > k i� _ `v - 99 r-- l \ '`�\ PRESERVED(T1PJ \ \ t t . —, .; ,� / k i � O �1-C;.4 ::::14721- i • °dente .a ;�, ;11. :a t Ilona; ae � ' -iii? iii- : - -- ____•r i ,,I _ l - 0� ` --Mi Sills i�1?Mri a* A,m • ` -� �: i ' 4 P a T t` II" - -n-4 i • ■ '; - .i ..• ter.- it ,. 0' .._ Q • yy a J of r_ • �. �'� J alai I 'Iowa a® a a-"r*lk r ,l +tile , . e fi i ;10//•1 l : \\ M \ , • ellMr.'m oast.,..� fe -4, .✓ \ \ �,� V a 1� i / ,1 1 ›�" \fit;es. �Oo�. ,oO ;o . , eL..i.�721**Ar. ,-J lar 4/ •,Oj`�1►F��� �.I 'r<`_ei -1 nal r �r ,L�.r----._,J//-�. -' as *., ,•,•• _ r•i,..2 •n '.1 ,,4.. -- x�.• Wl-1 Y�1�' --— - Ir k_ I Gt. 1 �"tl ` O \` -=v1 -_—_ -- i-.�� 1is t�- -T--a---1 t`"--."ti,i. `�•-•=4.-.-s.---...... 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Mum...La Landscape Plan \,.. ,.. '1358 Nest.00d Prof•ssw.d S.rvic.s Inc. Tree Detail Evergreen Detail • ie.41(ty , --a.m.Ilm.00 ill ig M-mac,. "..Z: -Al- .......................... Planting Notes • Cann«t«eta pro..ale teal ywenlw of a Nall.m«1d•.Tho on(. I / sec,bre late•f IM\wasopo Arch:tea*wit,acceptor,el o.nq None,Report,.went metr,nal ow nal..a one year waalt•o con.....<•q won Nalt^4 t u1 ptalt.to 0e ur.n.,ata-poen ala/r I.arpp cij..M, f` e- UI •j �{' ip•. beanie to>.t'rtaa a per.tale«e Alan pa,trq break.. (:i Y01 e47AMI ;IV •'-'4..ii. ;�l,;,r,. '!b-�«,� Ow mwi.>.n t2'loan 5!' V T:1 / ,--'---4.:`,. .b"W N...p•l.a.trove arta e'a Noce.(ww or,boltan W ©©i - J•• 474.4'::•• - a natl. �TS�e �' ..etre...r�i•..gree. Calrwter veal Y, _ '-+ __super ..'f'ai+'�14:::M,�N• p:r•. rev.,k<o,..Im r AN,rb to Not....a Nam. -~4`� •Wf 7�i/�i/// ''.i': l5rel;���j,•'0. 1-t s1aNp of oleo wpala..DowtNn If not Na•.art«al.root. '1-.70' '"SM fq-r♦ ^'' 11,;j I>r`:144.��i'•0.1: reap a trn atm-p«e.a van-b.tw top cod bolt,.Ramsar by April I. r �✓ tY Wta•w �} ri". Cpon a>✓ al n meter.:ra..ow Dot al wttw Nalta.pet al. il<ew Q 1•-:-WASHED ROO( ..-..-€1..g.-•• • bstIO<0.11 pent Dot.. .• -- - P•wale w"...se)-Da VW..nursery peo<t,one to 00.4,1 peer ._ _ r� L - Nalt.as,...”'"•‘.....,bonen, ,." �g� _< meter,d n•<. Nontte ape..err,at at..Properly p.N-w .ater, .wry,Unwauy,a.Y. AN eNe.Nw.reals to M weave u..4,eUrnw not,•o0 t0 be aa.ere CI lflflf�tl�1✓.vA v{�IM— Ni...eta-paw one Nerdy>uQae m� (((TI'yb^ V W 1 • 4 Inns Nal5M)reds Ina bre.•.a>e.rw'abr..••of may.,.a VGI1�. �. t Q9,a}'fa.l N��: bt.,-...pay.4p. m..aq✓.p ala 50 Nab,Nth III/1000,cur,of Iwrt .04..i Niti NR-r-.--e•-• In,Net ran Inr centers or•.t.a..n trwa , .. ROOK 02N5TRLCRON ENTRANCE Snpu,p E1E a.;..,ti y- A INNANNI n001T Cr I.0 AND CONTA,N rxs.,,,el.•'Go,a,w ro.w M a pant.,peas pejeca.l to sid..al, AltN.<l(IMVN SCE SLOPES OF CI. se b••..eya qda mya«c.>..a..4, t/2-. ROCK CONS No,3/e -1ENTRAI S.ryewe bn.00a 20n.m,.Im.o•w este awns a Perm Contractor.non contact Crooner Stole*One Ca'(41-0002)to verity A' 'S y�i MM.1 "...ES . I `jai _ I f I 1 .7:41717.-4—%.7- k ..4,N. 11 , O. _� � Ova '� or...sa �w.m...w IC Pa n C , O eif I IliJO moo sloe• yoa um. .0 o u.•uNbe..ot oar A va oM.01I IVPICA POW o o POMP t MCI row. o r 0.11ITI t m abor low .tam Pot/ V iOM rct\•Ni� _t=M11 ._-,,..rx-GL.. /O R W TYPICAL GO t^� rv.ccl vgr�n-[ I �iR O R[SOCNTICTI we., iw S<CTIO�N 3CCTICN • ` 7 Westwood -••• / woo.._.,. .9w 1, Cm b Hear b.60.Olgsiow GOPHER STATE ONE CALL NIA Oty Area 454-0002 Mn.Tell Fn.1-600-703-1119 • • EXTRA STRENGTH T1.7E0 FABRIC TYPE 9-A00 WE YESM BACKING TYPE■-A00 AVE MESH ANO NAY BALES :..33 STEEL CR - 1y1' %000 POST , T w}V!IC•r,IK=''v r 10-0.NAX.SPANCAIH WIRER0 SUPPORT FENCE 9'-0'MAX.SPACING NIT/TOUT MIRE SUPPORT FENCE P T 100011 9-YA R 000X.00(NOEO FILTER FABRIC. STORAGE 110097 ATTACH 5(0.000.? STEEL.OR TO UPSTREAM PONOINO HDGMT POST YAX 90E Of POST. 110 W700 POST RUNOFF R1NCOF IY YM�. r ' JL r A'.6'TRENCH 17'u4-. WIN COUPACTEO t e• BA0(FLL GRAVEL STANDARD DETAIL WENCH ATM NATIVE BAcxnu. ALTERNATE DETAIL TRENCH YIN CRAWL NOTE: 1. INSPECT AND RE644((OCT AFFJt EACH STORY EVENT AND REMOVE SEOWENT%WEN NECESSARY. 2. REYO1E0 5EOWENT SMALL BE 0E005 TOO TO AN AREA THAT Wu.NOT CON7RIBUIE RUCTON SEOMEMT OFF-SITE AND CAN BE CE PERMANENTLY STADIUM. SILT FENCE 1 SRT FENCE SHALL BE PLACED ON SLOPE Hn.nT wr CONTOURS 00 MAXMWZE PCNCAG EFFICENCY. Al a 11a 4 3 $ --o s 41 5E ti m sows a, •CACTI.Mn� Han .14 • TYPKAL 60 �GN PESOENHOOT SECTIONCT.ON PRJAA:O FOR l l 1 "" Contractor Property Trott Brook ( DATE D -14 5/1/911 "'"`"w" Se., Developers Company Farms Details/Notes I s,.EF 3ma41.i1'R.A oo.o. / , EA Hover.Nn,ewo i ` 100;10 i , I • .o•Y a dt 30 F , ,! eIF C 16 1a ^i wo ii' ' sw��x 0.rn�h w o a1 °c ill I iKi ov` ,a a 1 I • �% v) Z v I i J U J cn „,i,,, . , .. t — . , . , rz4 g g c, ..,. ..,„ ., co gl, ,14 • r oPII • 03 _`A� O can o� LL �l 1�►J o L,,! ..“? ~ � o'�� • e U o� 3�mi�au <E ,- 1.- „,...,.... ��Yoo E I Cif] O i OOP' aUam�`a e 1 I I. � � I !„, • Ii 0 • ; 4 5 g 9 SI j is : 3 3€ rill 12 it III m Ec ti'I 1a. ,:. 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