Loading...
5.7 - 5.11 Item #'s 5.7. — 5.1 1. • of Elk River MEMORANDUM TO: Planning Commission FROM: Scott Harlicker, Senior Planne-_ DATE: July 24, 2001 SUBJECT: Elk River Station, LLP Requests: Waiver to Townhouse Moratorium Case No. LU 01-02 - for Land Use Amendment Case No. ZC 01-03 — Rezoning from RI a and Al to PUD Case No. P 01-05 — Preliminary Plat Case NO. CU 01-08 — Conditional Use Permit • Request Consider a request by Elk River Station, LLP. For the following: • Waiver to the townhouse moratorium • A land use plan amendment to change the land use from LR (Low Density Residential) and LI(Light Industrial)to MR(Medium Density Residential)and CC (Community Commercial) and bring the property into the urban service area • A rezoning from R1a(Rural Residential),A(Agricultural Conservation)and I1(Light Industrial to PUD (Planned Unit Development) • Preliminary plat • Conditional use permit Location East of Twin Lakes Road and north of the Burlington Northern Railroad tracks Zoning/Land Use R1a(Rural Residential),A (Agricultural Conservation)and I1 (Light Industrial/LR(Low Density Residential) and LI (Light Industrial) • Memo to Planning Commission/Elk River Station July 24,2001 Page 2 • Attachments • Location map • Development plans • Building elevations • Memo from the City Engineer • Draft development standards proposed by the applicant Overview The proposal includes about 62.5 acres on the east side of Twin Lakes Road, northeast of the Burlington Northern Railroad tracks. The property is adjacent to the proposed commuter rail station, which is to be located on the west side of Twin Lakes Road. The project is a mixed use development that includes townhomes, apartments, a commercial/office component and senior housing. Uses Apartments The project includes 208 apartments that overlook the large wetland.The apartments will located in 4 four story buildings.There will be underground parking in each of the buildings. The density of the apartment portion is about 16.9 units per buildable acre. (208 units/12.3 • buildable acres) Buildable acres are the total area of the apartment portion minus the wetlands. Townhouses There are 192 townhouses proposed.The townhomes will be a mix of row style homes and back-to-back style homes.The density of the townhouse portion is about 9.2 units/acre(192 units/20.84 acres) Commercial/Office A mix of office and commercial space is being proposed along the east and west sides of Tyler Street. About 73,725 square feet of office/retail/restaurant space is proposed along with a 7,450 convenience store. Senior Housing The senior housing component will be a partnership with Guardian Angels. The senior housing will be about 80 cooperative units.A day care center will be incorporated with the senior housing. 1110 S:\PLANNING\SCOTT\erstation 7-24.doc Memo to Planning Commission/Elk River Station July 24,2001 Page 3 • Issues Staff and the developer have met several times and the following issues remain unrsolved: • Access Access to and from the site is still being discussed. Because of the traffic that will be generated by this project, two full access points are needed, as opposed to the 1 3/4 proposed by the applicant.The traffic circle must also be removed.Additional information regarding traffic and access concerns are included in the City Engineer's memo. • Grading and Drainage Grading and drainage issues remain.These issues are included in the City Engineer's memo. • Building Elevations The latest town house elevations submitted to staff seem to lack the texture and architectural detail that was presented earlier. This may or may not be a result of the manner in which they were graphically represented.The earlier versions of the row homes have good detail work, personable scale and variation in materials at each unit. The latest drawings have seemed to pull back on some of the details but still maintain the personable scale and • variation in material. The apartment building is a large single building that lacks any visual interest at a massing level. The monolithic roof and continuous roofline appear overwhelming and not scaled either to the neighborhood or to the people.Earlier concepts talked of having stepped down ends, varied amount of floors and variations in rooflines. Although the massing of the building needs to be looked at more, the cornice/eave detailing and the proportion and choice of materials seems fitting to the building type. • Park and Recreation The latest version of Elk River Station that was presented to the Park and Recreation Commission included eight park areas within the 65.7-acre project. Of these eight park/green spaces,four were to be accepted,by staff,as public city parks or"active parks". The remaining green space/parks were thought of as "passive parks". The four"active parks" will total about 4.3 acres. The amenities within these four parks include landscaping with shrubs and flowerbeds,numerous picnic tables and bench seating, three (3) playground structures, bus/mail shelter structures and several barbeque areas. The largest of the four"active parks" is slightly larger than 1 acre and has enough space for an unscheduled neighborhood ball game. S:\PLANNING\SCOTT\erstation 7-24.doc Memo to Planning Commission/Elk River Station July 24,2001 Page 4 The proposed location and sizes of the"active parks"is an attractive way of breaking up the • densities of buildings by providing texture to the fabric of the neighborhood,whereas one large central park would not achieve this. In addition to the four"active parks"there will be around 7.1 acres of"passive parks/green spaces" which will feature asphalt trails,decks/overlooks into the almost 15 acre wetland area, tennis and volleyball courts, landscaping with shrubs and flowers, preservation of existing wooded areas, street/boulevard trees and a community building/pool. Some of these amenities will be of a private nature and will not be utilized by the general public but the trails, open green spaces and nature overlooks will be available to the general public. These "passive parks" will also help soften the impact of the number of units proposed. The Park and Recreation Commission had a few concerns related to the project. They had a concern with the public use of these parks and felt that it was like a gated community. They felt there would be no draw for Elk River residents to these parks. These parks would function as neighborhood parks, which in their nature do not draw everybody to them, similar to every neighborhood park in the city. The number of parks and their sizes was also brought up as a maintenance concern,but there was talk about joint care of the parks through the city and the homeowners association. They also wanted park dedication fees in an amount equal to 1h of the cash that would be required for a total cash dedication for this project, as they felt that the amount of people this project would generate would have a definite impact on existing parks elsewhere in the city. The Park and Recreation Commission will see this project again at its August meeting. • • Landscaping A landscape plan is required, as is a realistic tree preservation plan. Recommendation Staff is recommending that these applications be tabled to the August 14 Planning Commission meeting. This will give the applicant an opportunity to revise the plans to address Commission and staff concerns and still allow them the possibility to be on the August 20th City Council agenda. • S:\PLANNING\SCOTT\erstation 7-24.doc 7 `, • '• (( � � I 1 S JAM, 1 \ r---\ rA `� \ py IGFBAS lik, a r 1.1/119.4 N4\sit . 7 . i :ei N CR I� •• „., ���-- Id k . , ,-...., . __ ,r, I ■ a .* \ ' \?.( 1100W74,7 --4 V , ,ildriw r . is 15`°90orri° 44, A i,,; , ,. VENLES 1 .: kW \‘° iv" .re ., moat . \ . s .: , ( . . ......... .,,:: 1 TH \ / I, ,. .... Aft \ 5714 •TM li \ ..I \ N \--.‘ A Cit of _ Location M a p Elk ''. P 0 I -05 ?4, .-. Case Number.Rive 00Z5ro9/(094 XV4 00160Bt l994 9NO 001191 4/ I.N!J 009019 940S9NM90 O17OdY3NM9Y 3N 01.19/4/1.MN'001191 ....04Tharg pabq pillialftp.4041 Ai : ,,.''.a.sNrnsw99 m � 7' 7• 7,t4-„1 Nv7d.(L7[In AM7v/Iw73Hd ^ 6 V NOLIVIS H3i1/!f J/73 .4.1.: .. ,. - V Pr.nzw-s-li Int yiTn r ��.■ ill . leaaoe� .IQii kill wag faoa�ol L>sli kiJ I�aia� ii 1.1 -iii r=7 1.s ., ,... , 1,,,;..„. ,,,,,,: ,__, ,,.., ra,,, _n ,,,tig.,,,,4 \lir \111.. --ti rill ��, ippol Ipp_i , 1 1. ,, S• k'tk.-1111 terptilNC! dal �Al' tom._ limit • 441/_! iiiirm milli 4 11 � 4aal Labbe! — I�' "r `��iL' is i 0 : '3) >orl: 0 44014_._ _„,c. ----------,..._.4..,....... 111-Vin icr4ii11 cio , : ' to,. pi/ O- pCOmeiA l g. IMO, _ _ _ _ _ Q„ t. r sim0- MEI 5E4 1 lifiase illk A 4 i '----,:.,....,------ -- ,,_,....._ IN: :Fil ;trio ° 1 rei"my_rie -. -i...% FEU um i a 1 H railli "-* - I� + it , il , a 4 , 1 A4.44, lip ■.r Lu A _,d1 i it 1 k 1 ,, il 1 l �� ' !fit 4 ,ti jw/4 pititift4411krai Tit tore.ci'_�� .. ry iIIsi :/.. ,„,400,;,,,e\ .-,- / fit 7 10 1 14 mi °i/ // lily ,-;,7j 0 \;Tr , c-r; \(,-;. ,, -,',,_ 7.4. ‘ ‘• ,,),v''y J yy g BRCS 4ill . >/ -_ 1� 1RqRBR * i -` -_ -- _ -;f !'f,; ', �/ :�- .___�,\V� /c __7,_.: i W0,4 And 1i �q \\ \ 0 ør z4„.., R a $i�N x,, N I ,p - l i� >•; f' 8 4111 Y`'1' y� g mi ie 1k IP' i e A '4- ;,- ,,/ 4`.\\,,,, \\ ) x,R 'krac.-',,4'. fY ' a� �), 1,�. h 0.1pet&013 g!� i ` r? ) `�<: ` >1� 'p 4 . \,,, „..k -, cy ,e,,,-- - , , i ' " o" "� atm RRR 4 / •O� I ''* ) \ ‘', s c9 :-Z;C' If 4P aiif q ;NI ill i -,i AO --- 4' ,..• ..,,,..,, , . rf..4 itia6, , .‘. ,,,,.k,,,t, Aili s , , !& ' , ',L / -" \>: iill I 1F31 4M ' litill' +' ;,,,,, ,,,,\%\e,o, AN,. ,, ?,I zy/2/4 I I/4 IP II 7 a �, £ ;1 enjnpl111 1 e1/ `w`l��" �efld gliilifiriglik �' @ t ill t 11136: ,4kIJA0 441,0**14„.ilirtirl,442 , I 11 1 LI A _ i .13111_ ____,...,‘4,......416....i.,,,,.„,.....ir4„.4/40,....._-......... ',,, ,t.- .0 4, .e, it1, 14___.111.. ..4, i_,:-..,_:..__47----1-.. ..---*/!--.., Isilyi .,,/,;„__ .,' . 1 1 k tei 4.P rri Jsait .Ld re 1 \ : two11vi —''� v � 2 i 11-1111 ' V qR ff 87 �� lif* `V�r� l iL' �- ' i3 s �,—II uIIK A SI MIMI :— tO. iE E`er y io ; 4 ii1 a Nh 1,.........._4041. + 3 $ $�p 4i pr � a � S�04Qi. eI j III�ra t., ��=wyV- i I e `' i R SB tit aiVIMII 1P '�-� ,�'��, . 8 ,$ ILII :�yw�l /�� �� �� , € Q� 1 Ii,,i ,,, elic0 �/�- "„).:00,,r• . 4, ill O Q imp°iii dee 4/ 4, I "' i4i 1���,[�0.....1\,,,,,....,,,,,,,,,T1),,,'iegli 4,03/141.;----- ----NIcitftif)741ti;'1.74 ‘I,‘ $i of 1 4: 11 , 1,..e.ii7). -1,4-,..,,...„ . t..... ,,,„) k. , i_filifil° 11:11 :11.,/74 1iirlit, ilEle ...,==11 1r 4 ij a -_,-„___,, pq fir, _ � �: k k VUTnu�wuui'w. -1%1 ' 'j+;� s i I° \\ I niiiuii�"1�o � "'` 1 )II '^jl ` - (1 pic {+�^"y”"GG 'I 0dti h � T� E�l1 \s/ , wt1'4l � = irdM_J � teYR �Fk . �. a 1ti3 firgrilliyets lbit t'_aa a �:.:,�6ISI j j�, '''r ��� �_ P,_ •�,7�l410-41 \ k, Li li t ll+q. igivp horP.kliij � t , Vii, g ,_. [anti[ ", �� ll011 leg `�Lxtil , 1�' 1..; .''dl III 81,1 1 ,lj 1:131:11 _��l j0'GJ �j[�G�I�tti,.. _ d.��l' � e pp GK s FpIAT` , lti •n�a � .0�1��y'1J�-� �"�qC \ ,�li+/�`�I U j �' a 9 anuel 1aat1!�X11 i r Ir �! jr , Ip [ p[ 1[®abv®1 I,ay1. 11�1io;; f>ann�:[, i �� 4 I /1 se ,;1 11:4411111,...,._ 1 Ie.I–__ It �I k/0.1;;;;•,,,,I$p kia ill. Hing [stiLide®1r k Pi ,q�. Immo '„�; ;& ELK RIVER STA770NOArE REVISIONS tlPRELIMINARY avwo,vo q w 161t OO HIGHWAY Al NE MWNEV,OLIS MINNESOTA 55432 MI"Gay of Ek Rive;Minnesota 1t 763)7804/00 FAX 763)780-5200 EMAIL-passe4goVeng•lene, -. RFCgs6 DRAttgp BvasoW 000309 J0 JRBUa0pbeesse0-714/V3 N,,se0u/1 9 M9•93/0 4)40 . .-,v-.. — 00ZS 091(991)XV3 03609[(E91)3NOHd ZE999 V1OS3NN/W S3OdV3NN9V 3N a AVM/1O/H'OO 091 1 aw ...WOW ImaluNV.Id vauYP`S �/ Nrw oN�wdo Aarn IPifl3/d Ae ,.,..uvaisxw.....,e L • ,./�jy 9 ryty7d NOLLVIS H371H X73 ,w�,....,...,.w...2... L.a 111101 § ii p al(, _ al(, 1 g8 — YI e DITCH Ai ,1 i, ali, al(, ali, .111, ,Ili, i 111, y�C 8805 .111., /�. 44262%*.,(4SIq'tY.t;• 14AL'0' - 4, �' 1i, /,N, 4 H,4B �� i�`A p� •°0 iz alb 20 FF a a w� �� �r - 44262. d� , �7�' /'� "t" .. ie '..*7 e .a& .....!' ......- ...,_ ,,,.. 4.4-.40:-...--.8,-....1,-.t iciarr:r- ,... - ----,-''. ,,.,....-4.7' -.1...girl 'Tv 1,1",..gmel'iliii 1 r 1...1-..."mss' ;1 R� :°,:, ewe- f - .: .... • r' nevi eJ Pvi I III * . �p910 w3 w -..._� :'....891 /�/,�r��. � ��� �!�gilli% i ���� 4,0 . ,,.-:4 -- .AI .,ce v-A,...v;, , . , 6 «.. . ''.\--4'2*'K1116 -0 \'\\_„.%.,..4.14I1 © •.-Al"l% \ ® LLQ! .` \ , ilk■ -- , ninta. . . N -.------7. - wAtigtvm 1411 --...,.....,,,,,, viii i��' vil_ ''- �• 3814;/61° - - . *4111 coNar JI3J i aa IEOURT ,� �, Nil Or ; _ I�....i ,�l gall ,� ° pl�"ir iiot'Fiti '1 VrieZawrarril. •••m v i le...1-1 114 itialk / fes i �Nki 887 3 / 'lf4 �! � moo\w ��� ���,,., _ _,._, . prii��'��� -� ��1��P,�oi.. . 1 Milli - V II Men I I , ,,,,, NIL '- _. 4!--------11 111 u1 iNe l pill_ �I�i! ..- , li.. li' Ville. -11 in L-----,' iiiiiiii,-, Arnr"ffi ' r elan 0 1 taumucta linglik- 0 011165141111 k-'-----'----J�mi �_=8 ,� poismi:�� I'�d iil ml rani RAMIRO� -arn 1 r��n���) r�.�:=.mss, iligial 1141124:111� ��� " �� � 111110f16110011113611*iiiiiimionitsp <<n_,.■_- rani 12..E1,15110- ( .14 ,0 ,'* �� AL J 1 _._ sx r r9Nce -- nt 39t / ONNIV OGYOJ39 J.a'rvlV8wgo8eoese0-"I/V173 0009-09[(C91)XV3 000-094(C91)3NOHd eJOseunW gip/.p3/0,{N0 ZCYSS V1OS3NN/W 517OSV3NNU, 3N 0l AVMHV/H 00 sot 'n""'^'° 010"'^ ........1...9.411a41 P. Preolgober AIM ONIOY 1O A YN#WJd Z�h NOLLVIS N3Nd)173 47--,..,,,.,», �».o,, - _ V s • _ _ W i kx ail, ----"'"0,-. N a =�: A AL A — F' ,�� g 3 f 018t ____=_,..e,12 DI TCH ,1I1, .111, _, ,1l1. _ w all, sL / ,111, \4 .1�I, 1I, / • \; Ii //ill 5 / sN688 / oh m 11, S ee. a• _d�l, .1�1. / a .84� @86°60. � t.�JA -. ,.;^.. .gaga —.>_•� _ l `;` \ 890- ,, - --. - +__. 1 =.41. .,, \\ bbb -.. - .(7.2s64 . (4282 ---$'—.- 884'7 y,ia ... - ,y > �►�., 7.OFFL 1;\ .. ---4j1 .. =., ►�, ,r9& 4-QF V \ 'Itt 1, \4i •,- — ,-1 --- . _ ,,• - 'W.I. All ,,,1, "' IIIIIP' " .. ""k• " \ Ili 1. t 5� r 3. w® °'. .1. K> 990 894.0NNIII, 10 CI i , / Allyr....... ...` -ant`-"'9 2 ik� �+n . "'BAOQARI ,.,,.. es°�i...; Vis:sir,* - [� • 940 FFL NN2 aea. *re, 1.,,,, ,-1,-_...4.0.741*,.... 'J HWL✓j875. _ • '' / ,, ' 7A qAq- , Iii - :''',.4.-, .:''aE �` l FF ik II r-/ : 4 p /Ply I 4W ,: * ------1/44-4,- / - ti . Iv ---"Nris4707 41 \'\ 7 4, 164 895s-gLe *7-: • ' I 0-:i\ �/ ,..1 ;I, _ - . 4.61011 ,4iikr---1 lii1.� 9x. i--- sus ' .,�,� -Th$ift„.,,,,,, 1i �'!- ,11,4041 ' #...., 10, 1 15 1 i a.u I, ---.. a P ,.. ..# ,,, .. -, ., -____r___•,„„,„,,...to ..,p,_,..,..._ • `x i. / ..-_4,-.1/'„,,1 0,4 iwri, f / e ' •t "r 110 ,,,_ - ,..,,...v---- --.7ii 1100 , , ' , ., 4,Arb Alj__L!._jr.1 eall .91414 ___ . -•,,,,,,,_ , -ev. 0,k,430 '', ' ‘,:jrir glIMI-1.— likerilitAi Itli 5, / ,\i 900 FFL �i�1�1�1®� itileti” � 1-14.5 A"' ifyi itiiiiierniiii _111111111.11.1111k -V ilrafr' Ars:q11.."1111- 1.11.1.-11.' l''''''''''....111 .in f' ..,0.',, -- do H 75..7"'w-41:4d1"4 Ii li.i.ilg :_ :_ ._.„...1...1.11..1.....„.......o \•;7. 1,. ; i- LadIwrtv4„, 4, rt,,4,4,..*1',9a0>o<)F.FLj lire_ :e1rI,I 23211111.' ' p , 41 n ... z bl w » ...yam " ` .. » .. ». h / i �ti� 0 / 0 On.WO 06,003H )awled'BpABsaand-7MY3 0009-081(f94 XYZ 001Y99L(£94 3NOHd emeaUyN'..ve M3 J.40 JEWSeiOS&wpi 9I704V3Ma 3N 01 AVMHOIH 001191 walarmg n pawmary NY1d ONIw.vry*.nrm •a< +d P.....04. / OYND.INYNIWf73Nd ., N011Y1S U3/118)l73 o. .me, ,,., • I W 8A _--••'0.-- h3„�R 2.c 9i §R$ \ m / 8788/ x \G\ . ..,. . '.,.\ ' 1. \,..' ;'. r.__ a9,15 lt, j \ k 5Sn \\\ � ` ,;:-,,A---.,.-. '--.-_!'*/* "" i sii \1\ \\ L4. BNs' site "81 874 LOW n. \\` 01 ,11 \ f ` J9 \ S i 1. .t ,. BBB �\\'�..�' ..- 960 FFt, it ! II is) ; ' ' P. 4. h' ''°r'k \E ‘.'Y \ 9,5 830 FF SI /'-•,- • ...-!.;',.......',"... 'y-4, \IN''' :',s•ss'''‘‘`..‘' :. ''‘'''?::-.""' .,-- • ;1:/ .1'4' .t 7 f • W • • A..,„ .,,,,.„. 1 fi ;, V`, — ® \1c.. .* g , . ; , . , . ,,, , ... .7 -‘ z, p,L.,.... .,.,. 9_,, : 1 X" --• i .‹,407.4./,,,, __' ..\\, . ' . O O' ,r, a V 830 FFL , i . I liPil IP! , a„ ,.i. \,,,,,,. , , 7....- L,:i, ,L -1<4 ' '..., \ V' s 7 ,,,,, s, A1,45.4 P1,•_xR ..,, ' •-' - (, . (IL 6/ tv.-4z tt"P ap55, q , alz ,,,,r,4 ,.., 1 \ , . • .,,, / c 1 / lit -4 /2 ",' . \X; ' ' ',,,"• "'" IT-4... , , 4 „- v. , .- , .v. k4, 1 7,,,,,.. X' • '''k' -:,-,.. '=,--,:-. c-N\-:, ..••:, -.. „ .-1,,,, / .i., • /1- ii / A ' ...00 144,,z3 n C.) . -?..‘\,,,,, ,9 ,..7/,',/ K NI% 4"'". ";'-': Ilb-'•18 ' ' • '"A g'- /.#! / ,t•e \ 1 F- i 700 -..., 0<=' Og N... '9 NA111111.111‘1,,,--"\N, \ Vill Wry, 6 \-: , -‘4446.,• ___(?..„..„... r/ .! ( br PI 21:11-4\').1.,';"4 , _„,...,_ ,;,:5 • r iiiii il 43...i ,,,, - , ,-..-----',"•,„. • f p- _ sopa i • al ,tt 7, ;t 1 gi 1 i -0- ril p- r--- , • _ It- - ,. .. • 1• •• L., -, ,.. -, ; i i• tii - ,,,,,- itc._-_------------------r- • ti ' ii 'iiiik : -'cii.ji ••• ,, „4 '-g Avit 1 C '\ 01 s g P- M --....."...:' „NEI idi ihtz:—.1-.,411412.vujuh, wi T 4 - • 1._ V 41. -- --P-• 1 .111*\trigiSrai iiritifiri_/ 4 i -r: - - - Cf). !AKIRA, atigto_oo-= "too•-e-•,/' "47? Mr g A N 11039.0 _00001 ____ illiti...N . I •\11.1v F- R 4 .37..1 firiU.Ia;lip\,,01010.1111r2411/g/ ' Y / ---.. / an, .......j IINNMENsonglik\\—\-ft /./.0.k. , / P' larg:114V--'---* *9 o k . -. 1111111 I i Or ,iitcb, .11 — PI ' ) ' Illnif 11( 0 h I ri . _ %\ - 1 a • i -ir, . r.,..„,,,_.,,„.,,_.,,,_.,.% . ,, • vii ARRP,Lontli- ,---____ ,-. •\) .\, . F • 1 rallialli: UM:L. WI rialilliliL/111111k\ \, V) A k I MIIIIW 6111: Fail IR. item! i--- ----i ... .10. %lab WWII."Nit 1114121,74.*A :‘c ' 6 me ..: -'.' 4/110P- MP\VOL\ ft- -9-1911131-1 _(i k III 1551'h.-11'1 \V\C- 1-51aritS 4 41411e1:`\'\\ -- --1\ l y .0 qmpin 11,--.1&\\ \ - \ \iiiii.., iguali iiagzial 4 4, * 11 t.1 V,•;;; n. ; . , 11:10,121 1 ‘PS;,\\ .;-. -::_-;,,,,,_ AIM li 6.1111)i 1 il ! g ii Hill vim : '---1 illii ‘ ,'-'----------------, ,_______,_-_ ,14--,1707/- ' n• M. •ial HW I i "' liiIta i!t:1 ;lir 1 , P, ,...E...r......_,_, ,,_.....4 -_r_-_,.. .--,-,z...._____. _ .:,a,,_.__,_._,T.-.1_,..„,<..,\ ,,,,„...._ -:, , i 11 ICIOSSEll 11135501 Eiall "1-1-11 ------ilm--=141 '' '° c3 P- UN 1 ,1 - megFini isamo in" am —Un0101 i 1 imp milk mownimi— S00.3.24"W 1311.20 1 c) =111 :17i4-:.171--,-iio.:_14-no ELK RIVER STA770N P444,Ei.g:4, 14.. . a -- ......_...........______ I ..._______ __ , mi, PREUMINARY PLAT MIN _____NIMIllinimimomimai 1611 colt.eith"FHIGHWU".""AY 107:1"ak1"dMINNEAPOL7 .11MINNESTOTA 55432 IMIMIMM PHONE 1763)780-4100 Fax 17631 780.5200 Eim...1.11......m.........1.1.11.1.11.,MIE MEM NW ......— Cry of FII Ra,- I.nnesote FOAM.pessepoldangelenel cav ..82 MI • ._ 0• .,.::➢• - .i[ w'-WW1.- �I�i ■Til�iil®i\i� -■���11E.1■i�G� s i:■1111111.x•1'.1 ( ...11: IC.....V ,73•_� :rte �ll�ls ��1 .■�■ .Y.u■ ■. Y-- _----.- !!11 �' _�� _�. 1 { I.I1 � 1 ft L},aL�-1-r-,- .� � •.fi�:fi n°j�■m'� aau Llii-:i:i+Y■'�■.iLWI��, Ijii11 all 1 1' �`-t+ f'1'-' a--■Y.-.�■.a_ ■ 111 ual ���-■ •�_" �vtnuruw:u�r��ui9�-e--.-■n�.r :..............�1i--1,=1 .=�:=E"`W �.�ia�n.wY..■■wa.w.n.�r+w._.w �� �� 11..1 -q►%_1il hin�\ 1�1���:A i WI ^i~ NU msc= .� 7nnr.■■s.r.n■■.■w..v •C�.r uY■wau.w.•nn*""''. ~v■ _{.{..1..uu.a■am■. .diII11W.�_., • � �� /��.�_�= 11.t! .�• 11111 ..ICY■■meq �:uo ui 11.111=1■. �.'�� m. �._ t! -ni' V =.itluu. �� ■1■. 1, 1 f,NE 1DU'. 11■\I.\ C: =lu iaqWiiuIEJIP •� J ._: ..�1i...._I____----- I _..-III aIIIIIIIII „4emu ,== =_' `� : —_ • wi::.wni..aw•\ _I • J •'lith Ilii1IIIIUlI11_6i II_�IC.. . _ 11.121171 �I.t � "..��IIMMLBIN 411.11 — •w- —moi •.r - — fft •,� /�1 1211 �711 . f ' —__ TT _ 1:•••::371 -- N: pir • Iw p.::i::i..:::::ilil ii' I i— viiiiiitilloitiv• I ■:■■.1:u.Yii.�l il.::a::i:iiiuiu;r v I::�:il �•Itit'•' , ..�IY ■�■ �l;Ty4 mi„„,„ ■ ■ , ,1 sa; i 1 . r STREET SCAPE . ter• - :?.•:%;.•,.-_,:.4.---' :. ' . ORRIN OON --.1 .,,m, �`�� 1j�uNit ic ......... �■_.- ' u Minnaom Calls Us Nome ) 1 r oslm ) . eu1 • CCopyngiu Lan.US.Hm • .5 •9 oe il�iij iii:, j iil i;.ii0 • �j II iu w; .... 1` (1 �—-- --r// IIIk.._ / • c — .4 •.�•�.....��r:.Y�_ .nil ,,.,,_ w ..-?-:-.. --.;. ''U - -= l i Mir 'd' 11�, ELK T ' �:� ��' �::,t C pro ■I . i`F•eJ+;: il�_ij ;RIVER 4.,m ' .. _- ..:�- _ }1_ LODGE PRODUCT - , END UNIT VIEW . . • . • 1 1 .. iin _ I 1 .w .: a - .■saws .... ■.- tri: 1 l I '!1i 1J 11'1 -'. �■.- • r T 7... I I.� I t r Ll.l' I I I I I I rrq.r�ww�-- www ._ .__ Irte wwwnwnw rrnrlwrrwwrtlrirYra..�ro ■ 1 Fl glilrrul illi r� w r�rrr N�w_�wf.• �tr� r r [TI L 1_ L 6 1'r – Mr – :.—. �d� i I'�L111 – r LI rI 1�r4 a3 � :: •r–� -Ill I- I I LI L I I I •J I I I I r I 1 1L�. t s --- a eek er47.r trii__ e= - J-.I I 11 I ! L I IIE t L I-i 11 - – w.■ -mark YwAYrY��I,'YNN_ u J t1...�-I T–� I I C ` _ r ` r.�_�� Y ■'iii. – !-� rrsoraml)•-0t��`4rrrsr� ri■. n-r■ 1r rr■rt7w ■ Y� fA t• — -.. > ? lif;ill is W.MFiYi■��rr.�..� e_an iiir�.rrswsw . i. r1/4-4-aUjii-eiggenlirwt�l1�I.l1 _Myr �■rrY■Y� ._Z■M.i•�Yr'� �i . � ww� ..J�I��S�Jd!l�lrls�!■Jwrr .■r BillanJlA I erw B0 ,,�y-.. ��9irillEIr ' e`i1g f �L■rY�RIiw w ■ Y _-! --uroliYY■F�iii tLi•-� - ■�I'I____ ®9etillirrrniliTilgr S h2, r�a■mi■wwwj• �dmrwru.iw■'1M" �iY ■w►. lF'`� ��■.� wrrl y-..,:. rirarrwa#.i__■___ _ i+■ ��Ls"2-.1.9,.....k,"�4yd:cifi�ii1111 IIIi.1 � w.wnnwA. �ta,r.■rsrrer�i. �.ww..-. J771! II5. A 'TA _ - iwfr�s. .ir�r�iv um TIM ��;�.r_=w■eS�Fn' -, _ —SEL—' '-'34.q ` I■■ illif _ Vie? — IImIW = Ilii ra w I�WI I = = W _wi 1.1111M __ 1I■ . .......q , Hyl,— la NMI 5ti- � -- .......,=, .-„zs. '4 Iftgi — irrri......"t uEigiiire‘mv wr uY� di.9 SIti737�11iR= .:rww�ro • 1, 11�� II,�_,■--__�I_�—■—�i (■e■■■ig"rawwwwwrq ru'.��;. - '--, it mu IW' �. 11-- viiwrri■sei 9I 1■1 g 11N■I ®_ ' 11111111111111��I � •,le 5 J — I - —z,l , — jilt � �� 'WWW r$ • {1 . _ : '1'�/f////yam.. _ 4 • ;, 1g1 LI '1 ,.ii.:. . •_e e:cs®/mgezm9masaffinn - M� .-w1i..-....u... _ •I_■ f — 3� r //` / rtry _ _ ` ✓ —=it 1-x-7- • cr _ ry. • , UNIT 1 UNIT 2 UNIT 3 • • FRONT STREET SCAPE ORRIN THOMPSON Elk River Row HomesHOMES Minnesota Calls Us Home • A Division(US.Ham ©Copyright 2001,U.S.Home • • • N ��iwi �i� ::� ii lliIII I� �uiflhlli1111i1 w=. iii .l i:i ,I�� �, mai _ - - - I�I� IIS' , 1 - _T-2_._ Wil♦ '�D� , c- '� IYYYIY Yri� l4:14..2111 moi•Mini IMO ' A,"i1rIII . III ,:41.$ ,r, _____ .m.,,, LIM „- • rmradi era,,,,,,, n___ ' fi . Ysi �r6177,R nYY .:_.t,� IIIII IlI:1 iiiilli!h` • - Im o �i�` E11IIIIIi i ''" Hp ad • I,. I t I �I `� ,�'m1 01 i1pIfl �Y•— ! : ::° • .� WSJ y / .. .i.„$,.. SIDE VIEW ORRIN THOMPSON Elk River Row HomesHOMES Minnesota Calls Us Home A Division of U.S.Hume CCopyrighr 2001,U.S.Home • • • 1 i l i N , r�I� �Y-- III v1 YYlrr 11l -u TI - II -- jl. d 1 11 II ILI HI I1 y--0 II II It illspiii' N II 1- -11 1j1 u1-1 II "-k I 1p 11 It II I � II '�I E I � i.1 liI r.� 311741 -- /1—,1==u_l I. - I ; I II -ii II- N 11 ---- I I 4 it II I ( ( 6ii_ iwi �I IIi1 111 w __ I -11-11-1 p it fl 11 -Oil u 111 I Hill Ir Ir Ir I �r 1r . l a -w -ild 'T. II h9 ililr,�«_ - SlI I I 11— _« - 1 Iii 1 , -_ I C 1 INI L�� I1Nl-, I. I t -_ 11 i � • -111167- 11141E1_ 1 1r kir-N ��JP I _ N `ice ; t I I 11 g 1 wig url 1 I� ��. 1 N ll,-11 wig I�Tir, _I �&jl iw� pin Ijur7- 1� !I -iI II I N ��ff f iiamlwi ii L:i iar r�wir�i o nL�i ._r-,2 )i It 11L .(( L'IIP � ll�i+`w rwl 1l H 1k ki I i 1_ 1 IE" T ![ iii "1`�-li� ri.i 1'IL 1 u JI_�I &_G_ ril_ -Ir .IC G II -x.11 J1 -1-r ?I- Wifi@.itia Mai II ii 1611 t` m .Gm f...4, 'r�� �j II, II 11- _11 ,1.- '�`�11 11' i� 117 '1I I II II "Mai '' -1 1 1 omill_ Ili"1, im alai lit — - .7_I' __ 1.LAI_____EF-7, '1.'7':,1,4, ,,M'""..'!" I''''.2:-:-.-'----1-:--'''' ' -2 1 wiliiii . I liii ill lig illiM = '- _ 1' I _- 1rr1�LL 14t1!?i mil111Ewa. dfi3 ISN —<�1 �■ ; I�' a wIIHIE: 1 • '"g'=; iI 11i1::�.:. ��� SII ' ILoI l�1 i1 II�i �'��N� 1�CIi1� n..� • �Zi ' p - I d imptitI�t!�II��i���JI�1HjMIMI ji![iiiii f LIfkg ,I��l1 �I ���� I.��lIE.1�, 1.1uI,_�1� �� r = s _ �. -- ,F, _ I ; ••�1 .� r-+wb�iw uralol irtv.�d�Y w�i�i � r1 '''.wr.."."'''+.�art^-�rilli INTI. F#iiiiii INI. v `I�i'wrF '�iirIo=1= 11i=tu1lM )r111��i!!��■1rl i� 1 iG�ilGirli��■■ i■ illi I=I. ;����1 &! 1■■■■■■■ !■■■ ■■ �{ -= lliP4 . ilia■ ■■.■17 ■■■= C.■.�. 1 ■■. ■■■ r - - ti..o....L�: .... .■ �, . _ _,• L. _tet j' S _ REAR VIEW - ORRIN THOMPSON Elk River Row HomesMll°llsUs o e A Division o(U.S.Home ©Copyright 2001,U.S.Home =cJ` ... ..... ______ _.+, the-. 2G =4..„. I, °\,, 7 11 ,„ I_i, 1, . kw,/ GREAT ROOM MECH. GARAGE MASTER BEDROOM ; 0 O ` !.' :'i ` \ , M n 4n, l STORAGE _ 1111\q 1 ON 1 ,;;Ipp. /Et :, , 4 I ON N Ir./ ,,....- •---,-, -----1 riri r. 1 ; 5 DINING . , ��-= \ gnarl howt,,,1„,i...„._,illill UP i BEDROOM 2 ,, I STUDY BELOW _ . ! STUDY BEDROOM 4 r /i- BEDROOM 3 , Ei �! UNIT 1 ORRIN THOMPSON Elk River Row HomesHOMES Minnesota Calls Us Home A Div...kiU.S.Hs,a ®Copyright 2001,U.S.Home I/ ...2.4-1-4:,0 —411!-- . I, ti 0 �FC,K � 110 ° 4 ,1 EE, BEDROOM 3 �` im Itai. iiianainimiiii:AIMIE -- � �� , t r �' • BEDROOM 2 1; ,t� 1 ON ( 1 t�� N,,,..„1--.. ' , v .OK ammioni{ ` 4 II IliYiINTA —MS ' `i GARAGE „ir;-,,;,.: . v \ •�•'iI♦m.�:IJI'i, / PANTRY thrill I —„ r i MECH. i It7�:�=:i �V'r� DINING % P.` � � Q r r\ N111U 1- / iiiiifillr i i� i� rri• MASTER = fr!' BEDROOM LIVING i ���� � FAMILY it 1 I. 4' IPACANNIC ,i ” 111 1161 �'��!�ILdit1:; 3--'-AL L ''.bLeYeZ--- IIIII =TLGYCL . I�r --- UNIT 2 ORRIN THOMPSON Elk River Row HomesHOMES Minnesota Calls Us Home A Di�uiundU.S.Home ©Copyright 2001,U.S.Home • 0 0 26'-0" 6'-0" -- 20'-0" 26'-0" , , _ tv '7? SCK — '.'01:Main. -.L., 1J-1 , -- - 'homing= 0 1 . iorraranyest ,..,It„ ■�,, NI f .i, IN IN I1 MASTER BEDROOM 0 �,.,.�' ■■■��� IFAI 1; / ; = f111111..1111111.11111121111do C1117y , GARAGE 111 '1 111\.we Mt\\i r 1■�■� i-i IIU.1111 am... rrenkn�i ■�.'1�f1Aau I -1111E111111' ��,::..,-,..,,,....kr., :;': � Y r 1�r :..,ROO DINING d • • BROOM co I / COMP.CTR , ,; .II ICI I 41 ni ! , thou Y►ail ha,...�111i�I MEC!. i •w-;•• LIVING 1,14";; __..'��� • BEDROOM 2 `.3/4-11, '•0 _I%BEDROOM 3 a ,. STUDY ;� it „' t, E== • , labial 11t • UNIT 3 • ORRIN THOMPSON S HOMES Elk River Row Homes HOMES Minnesota UB A DA,,ion of U.S.Home ©Copyright 2001,U.S.Home • ELK RIVER STATION ELK RIVER, MN 12 July 2001 • PRELIMINARY UNIT MIX Total Unit Square Feet # Units Square Feet 2 Bedroom Townhome 1,400 80 112,000 3 Bedroom Townhome 1,600 16 25,600 1 BR Flat 880 32 28,160 2 BR Flat 1,080 48 51,840 3 BR Flat 1,280 32 40,960 208 258,560 per building 52 64,640 • • 25'-0' 25'-0' f f IV oC \ z.„,,,,-/-111 I Ori -v BATH I I 1 1___ PPR 1 0 I 1 I L J PININS O r BATH -- KIT r t ----rte_ O 1 J_IVIN¢ , N./ pEDRM 2 BEDRM I DEN 2ECK I q II IIF II Imo- in Ifff n------In-----4 2 BEDROOM TOWNHOME ELK RIVER STATION ELK RIVER, MN 12 July 2001 • 0 0 0 • • • 33'-0' / / 31'-0" / /- a Il �011 L I � WIG I i II KIT DINING I BATH II b II I�---- r rI BEDRM I .%/ I CI I K---. j F I --- , I I L-1 D j 1 b - -� 0 j - ,Cv _co I p 0 t ORTER P I �_ lei 7 .---j 1,- WIG -{I LIVING /z ,\\ I r BEDRM 2 BEDRM 3 i I 1 / o II II II II <I J(�J PDR �•l m i m 4 r i I n, ---�� f 31'-0' 31.-0" / / / /- 3 BEDROOM TOWNHOME ELK RIVER STATION ELK RIVER, MN 12 July 2001 0 25'-0" t f I l i r { WIG b J J i I ✓ 01 KIT I Or-I 0 0 7,12_,114 — Ili O a I H 7 7 ..1_ �I • I - I �--moi o 1' DININb I om m BEDRM I ' I 1.IVING DECK X ,'--' --I p - 1 BEDROOM FLAT III ELK RIVER STATION ELK RIVER, MN 12 July 2001 • 36_p. ]OBATH I \/ icor . 1 1O �-J In n' 1 o O 11 O 4\I BA 2 j 1 , 1 . 'VFr- I. 4 KIT DIN n 11 11 II • b I� it,6„.\\AThm LIV'N5 I m BEDRM I EEDRM 2 fQJNOATION\ I Ii' :::::::P ECK- -1? X - --_i__ 1 h m h v ��I • 2 BEDROOM FLAT ELK RIVER STATION ELK RIVER, MN 12 July 2001 • I-- -DECK -- - - ipP BEDRM3 LIVING 4 KIT u DINING -Q FOYER 11111 • n Lam- / 1 / RM 2 WIG 2 BED 16- BA 2 O LI �/' a - BEDRM I 1-'0 1 =ATH I V fwlc lI 0 /NI OJ 3 BEDROOM FLAT • ELK RIVER STATION ELK RIVER, MN 12 July 2001 • • 0 ,�.k �.. - :.,, .. . :y.. _. ,r,... � �.... ...,� ... tk - .: �,-, ,.. -..-:.,, q>'_"; - . i. ..-,Y.::,,,•,,,,;;;,. .:,+��'. "+Fy' ,a 'g,T�} .f"i ;�•" �, .f �` -"a .K�a,.rg.,�r;a a- +SI•L... > , nt �t, ; .r ,�,., w; ., •.,: -',:,. :C _. ,. ¢. t4. ��5. c�.R r.->„ .e ..?; ;� .€..•};a: .,y. + '�$ 'tom ri _xs,. - �3 •. .. rr- -cT .,sh- ,>: T'. r,. 5 e. t-5.."': 4 -..y.r'r y, k I',,I . .• ,.,:aa, ,n...Y.-: aA. -,y : c. ,s+;F. _ +..,p .,+ AY - c:" .�;., - \.. 0`x i,, . - .g t -42,5,24.-0,,,,t,',,..,-* L:•. § , r .,` _ ... '°r" ,'3>=. :4..:*-; ry � r ;.:5'n %2.'r ,a.n a .s:. +.3 r�'i. --... x. - .,,fi ._ :. ...r". ,:y a&,"r..� d• � �"<,;.:'..-' -�: 4:•::';'1.1.1a...-`;'?.t�.. 3.. ,. .,Y»: � ,.�. ,�� ". --a .t ,7u".Yd:.� - +-C�� t �. s .4 z� :..r' a',P...,,_: ,�fit;'.-., _. ,,. ) }} F,.r -.. ti, sa ,t s,,r .Y t _ "a ...,9 ?i, - �, • _.. ,f ..✓1}�. �3���- .. .. 3+. -R� ..,... :.� .�.. T..r ...1"". .�".. s e�`���f` ..�,.•Lr«.. T•.J.., �. �r. ri!. .� 2.�,J:, „7. ., '�,�m 1' � }'�[q �. A�.:4'k } +e '.vim-£�-`' `�... ..,,.n,. :.$i� y,t:, �"� _ ?- .::!'..-E :,:'- 4. 4-3' ,. an.- t �'+' da. , :...e f} f i't 5: Si f, ,.?'1 .� $., � . le w�,... 3....-,�..� � 2� .." ,.v < .i i ,:, a, -:n :.,. .. _ R.% 'ST. �5 �, .* -�, :£`b .�'.. ay r , ,1,.,:alga.1-,,,,,,y1,... " .. u..- ...... .� :.._. {N r Y ^'}",. . ._: 4. -..1� . +. ..d .-�^yy��.P'1 dG,. �. a.. •{. ..: /..- .,N•1 .. � �l _Y.a-..1 �E'r•y @'`Y. .tai.'YS r ..r �- 3.,_ ,; r�- .,,.. .,xy" _.'l � . c' .'i _ ..'•: - "`'' - •.- -.,.�, ,.;. .t. . 4 ,.r!.. .t.- _Ity: b..• ",-:'. -3:..r ,,,.}•' .,. . ::� ..x a -r. �,.... r .r, .. ,: :,- ,.. ._ ,,. . '+•6 r .r. '°>7 .wi'.,.t.-7 '�1, i 4 w`�'r,r ,.r• .R .. ..,. ,< ,. . , r..., ._r,..,# -r ,..., _n. �- .u.,tS: i#�. .• >•. �, ,� b r.» _.i`�-- �'#'�' ':Ca? t -z :1�'..`�kNr- ..->-� '-.4 � �. .d, . . .. , -.t,.: ,. .,-*1-4c., . s_.r �. . ,�. ... ., .0 L, � r, ro s x-£+. $,',� S � ''�iS�'Y'�` .r.- .... ..� rr r,.,- ,.-.,.,. i.. 4Au,. .hy ._.y, ,. .. •r;. i _. .., •� ...k. �r ,� 4 s .Fr tg� s ,'y'," �. ] .. t.• 5j3' Y. . t,. , S S4 h' f ti:n R a:ip .... .(..,,- 'nr� �... .. ..,,. I:.c } .....n x .., -w.. , T.' s.., .. ,. ks-..,�v-. ... :.- �:.u.. - ,sr:::k +� r f '.i' v.»A fiT:F :'y i -.o- ,..:. ....n�..:� ,.. : - .!..:.. �,.. \•�c'-yy.,,. S, L'. g,'r, ::..-r�. .. ,,y,�:'yl ;try ..,. '4 :£�`'.. � x` 3.E`�:.-J �'-p�,�,4 +� �¢.::,.;. �• :A,... ..:.. , .. _ .. x:a.!:.� 3.� r.. .. Y' .��'�Rti:,:. -.4v�,�: •,,�59:.. .,.9:r' °S ..:'d,Y, Y_ Yr-. ar V �'�.. X.:P<.t `,�• _. : ..._. -.... - . . ..- ::. .r.:. Yrs- .r .v S-"�,�-m -.. +:ry p A::#�-:3` ..t. - � .,--04.;-,,,,-.g -:?n •c:. s a .s :. -. r..,,9.V v ...;., ti: . z ,s*y` 1s"^y - E. l - �'t £1 xt _�_,� '+ �:'° t' sl'S •Wit.. Gtr ,?c t s - / {ti c # kA 7 'r~:: r:;: - tFy� � t 3 ��s yp ^rfi � fir.: A„�`ci { .._--`��~ ii i � d':gS 7 .r r r;;:' :. S. '-- s�°�..t,-t t _ _.::.'r.._-'+.�:'_..,..':_,..:,. ..,4--.:--, _ _.-r �F a" .''rz"- ..{ -! S ., v 3 _ u; -` ;a ti 'z a K -'=— yx ttr ... t + �.:-3 . .;,. 4' -,.:.p. r.� .'::i: .b.:a' .,,'�F �s.::;; -.. '-. -.7:"......,,37:.,',.. _.:-.. .,:.. :a,. ..,,.- F�!Ni�k� .rI.y :-.,s1j+ ....."..:,,,:i."4;:'..,'1, ] - :z. �yYt� 5....M .\s ".. 1 �4.... e ..��E` ...'t :."A'.. ,, .-.. - -:..:' '., �:. 1 -::5�_ ,. �t �<. �i.. "5 5. 4 h'� J'3T XCi'•' .L 5�f�"��' }? "�:R�' ltr _._ .l I.o c., - • ...c. .r. -_ ,.n L'k .(Rt -xl Y- '.1�, A� p ,y .c....r..7„,,,,,,,..,,,,, ::' ... ..,: .... :Y.-:.: -'K : r--. ..,..,... ..''''t.:••-.':6,''''.:11;':'!:: : '-..v,,.. ..♦r r_... t :•..)�\h ,:r, 1.-' �-k ;� Vii..'. �. � ,.�:`,.btt' t. '6: -.„. ,..4•.. s r. -:, c ,-.: .s *t= S :?. c - Lc..m eL(xx,'qq U „'s'-r• .r:..•.k. rv,. '. ,a •r:(f -d E ar,. * ',r ;. •.:d c `4*s�`eA fna'k�. `. 'Kl,, n r, a1,Y :G a,g: "'qd a li�s'...t x ".fir • i. ,Fr �v'aatt • r �` �.xyaAxsd�Y �t rf f�. rr r 1',IA r ,. • $ 1 - • _ ':744---'z''-'-'4'•-'- -. _.d,f � .- I py �� hY `NSit,}� - �'i,3 c. Y �'• A 4-'L. tOth ' ...'''',I,I .'4%.'' ''' ,"--- +e'1+.E. 9 + 1.04b7.''''''-',. nik____, I�r .er' _ _ "r =.:.kTr F`I. <ey+rrsnnr+x='efs.{ i .rF a•^' >.;� r' x-..,.-4.,...: .f .. * az+y ;r •r;,,z � A y:-- ',-,,,,I.::-.', ir___ .., . .i,'-,, •i/1,21, /4, {/5 ��$y/yl - yr rh. ',I' .L '-:,,k,:„ _ �/T �rt{ .. . A• 'I' `_ J •.r .r” .:1,<.$ -.:,-..;_i,•- tI Ofi �I' '1 M L. 'I.,11 ifl. �4 1• k..• ,..„....., ,.,,,,,,,,,,i.,. . , 1 ‘i . 11 kl [ ll • } ':'- r 7w „-++r • ..•tn�r ......:�„' .. .v.�.._.�F r -� _.s.,.-. _.—ll — -• ..... _ _ . - .--..• _.- .+. �--- - - - YiiJ- r 1 • � r Irq,o::, IIIII I m�N,: �IIiIIi41111111410 I lull IprypryIIIIIpIpII -II:..�.� U- aii�llumll All III III�IIIII 4 „�: I,h„� . II''II ID ....,.""..,„„0'III l I(4al@04, 111,,, ::n f li:.,::..� !i II}dill:,Ii li 1,, ,1,, l' 1I III ,Ill1,1 ::, 11 In .,.0 l I� �� q III r I 1111111 p;ln. bilin Iilllllll Nrluuu,, U INI h II I �WIL lI7rI m� CONCEPTUAL CLUBHOUSE ELEVATION JULY 24, 2001 DOMINIUM DEVELOPMENT & ACQUISITION, LLC BOARMAN KROOS VOGEL GROUP ._ � a ff.7,_ .z:. ,,PJ+`, ','. . , 1... '" �a L ��_ T 1 y'� y. !� :kd± kl^P ,mn 32'...-.6 - ' at: , . i.,..2, ..-`01.4.1.44-"2,4,-,64.,•••4_,.,,,3,, �:-4.3`i. _ .'.- .... f', L� . .F,:.IF}>w r-)s a..L�':. ... ' :.' a -.:.a ,... ,-..:., ....,-_ -.. :>!��',z . ,•,,i1". ,� ..... : "?'.,. :?>k la..� µ.i°'-_� ?,. . t rt 4;..:�'._ < .. . I.- =�-. . e - vefgiF - � ..:' ,- :, - �>«.y .1... ..rN tea+^,,. ,_.J �. , . �. ,'�.. "� .�' -.T,ti,. L, t {{ ���s -.L�,':a�a� ,{'d -� �,`��; ,s .xr :.� .. .�. a i. x�, :es' _`^t,>�'� - k .s. �'`t, S� .,�:. •rx '.�[ fix- q.t,,, ..:1 _ _ X13`_. �„r' .:,�j, c -{*4?. -f ,r•: _,L ri { q,.� } �( t ' -xs b.Y;,li • },e 'i ,t ,.. -1:7•44.,)‘..: e' ;'&.-. �> f"` �r ,1,, 1 t5ai' k _.-t'. fR :ii 3 .�': .. . -.'al s't. ,I !'•'X-9,n E � ,i �- ch '�1 f. ka -> r� - i � s : ,=r 4����-2,�y� r 4� t:,^*�'�.ry „t I '' I -._ -'-t --'' �� _ a z �Wr n "','yru4a-_.-+,r+� �' 7fTd , '^�.n e j 1a a ;"t-+ .KJ -- :. ! I- t","'...1----7--;---. _ f1`s"- - '_ _..�.tw y_ - ..ww.a _•^zi 'v h*,a=� - h •--•,Y� .. k.,....-74i..:: _ j, , -kg� ' ..*::::-.17-----------j:– l��e r •, ■I I� , �"�.._.. - 41 I 1 I � am___ � �i 1 iii-st it I r1 -B coil- S I _ 1 Omit; S I I i �i,�1f616g f� E lmail - ' ... _ �WUWulu�! i— s, 1I111�W�1prl hull j dh _— _ 111 '^1I�I I rfI v. ..... R..e. .mm. _ I��WI1U: s141WLIILI� IIIb h li-M- lin �e L r ���—'Ip. II Iaufr,– ®_�=�J •--' .:�® �-- ,=-- a,='r.infli111U1J111�--------,7 .---- . 1 ILI llljTi �t� I v `� SIUMIBIW- -- a. ' '�.j* vl�'t ,..; +wy'�— `+ f � .. .��:I..it I _�_ .:-"�-��el tom" �� J / �I - �—1 aJ!'. .+, . n �_ .• �`f ':_ -.t " %-.t��ii,�s � .�a— s, ��: • Y3x� �� � F. � ��.Ma,�'I llfl_" ��,�•' ���'- 7" i yr, Qr �� ,,�. .: > s.�-s.z_ -�"-=h .:3�q.(,�1�s•- , �y��'Y_.�'s-, ', !.ait..�wy". y�. 1 ^_il rya".y�r;, 1.::�r:d+t�:Jr.�::,.. -- �:'�'!{; i —•. I "_`� f `�l I '7.4 .P r'.... ,s,`. •t' r- re,,]�r fIf" .-i' =_-`2 — ® {. _ Ii'� �II,I�RIIljtil / 1_ ..-.1. ..---_ is a,al„ .i i I ow■— I .-i-, ,,. Ir 1 ' F � m � ° q �. " / t;,•.. .,i. � � --071,�' 3 ----_ er' ,-.1,„.....,.,f27,-.N,- a!iks���-.' ;'.•t,a' I_�� t7 _... :�� ! 111, III@ i I I ,il , NN V pldll ! �II NI'l�� ui, I�IIVPmI�ll Al! ::: : ,111411 Ip ,all, i i III �s i, 'i + ll�lll III IpuulNq wua✓ �:�::� IIIIIhIJII,�„ liar. J.. r ''�,- CONCEPTUAL APARTMENT BUILDING ELEVATION JULY 24, 2001 DOMINIUM DEVELOPMENT & ACQUISITION, LLC BOARMAN KROOS VOGEL GROUP 410 • • rem Howarc R Green COT oa y July 19, 2001 File: 812620J-0240 Ms. Michele McPherson Director of Planning City of Elk River 13065 Orono Parkway P.O. Box 490 Elk River, Minnesota 55330-0490 RE: ELK RIVER STATION Dear Ms. McPherson: As requested, we have reviewed the additional and revised information that has been supplied by the developers of the proposed Elk River Station Project. As you are aware, this is the proposed development of the Eull Property located near the North Star • Corridor commuter rail station. The development consists of 192 townhouse units, 208 apartment units, and several mixed-use office/retail and commercial properties. There are a number of major issues that remain with this project. Therefore, we will try to highlight the biggest issues and areas of concern. We would recommend that, after the Planning Commission discusses these issues and takes public input, the project be tabled to allow the developers to return with revised and updated information. Based on our review, meetings with the developer and their consultants, and staff review meetings, we would offer the following items as major issues of concern: A. Traffic • The developer's preliminary traffic analysis work indicates that the development is anticipated to generate approximately 4,000 vehicle trips on the east side of Tyler Street and an additional 1,400 vehicle trips on the west side of Tyler Street. It is our opinion that a development generating this much traffic needs two full access points. Currently, the developers only have one full access located opposite the entrance to the North Star Corridor parking lot. • The "round-about" shown at the northerly access onto Tyler Street should be removed, and this intersection should be right in, right out only or possibly a three-quarter intersection allowing left turns in. • The right-in right-out shown just across the railroad tracks on Tyler Street into Outlot C should be removed. • O:\PROJ\812620J_Elk River Station\0240\Ltr-071901-McPherson.doc 1326 Energy Park Drive • St. Paul, MN 55108 • 651/644-4389 fax 651/644-9446 toll free 888/368-4389 Ms. Michele McPherson • July 19, 2001 Page Two • The main entrance into this development off of Tyler Street should have a full median to prohibit left turns out of Outlot C. The traffic analysis indicates that 175 feet will be necessary for cars to queue up for left turn movements at peak times. The intersection should have 20 feet minimum width coming into the project and a left turn and right turn straight-through combination exiting the project. The left turn should line up opposite the left turn out of the North Star Corridor parking lot. • It is questionable whether or not the public square "round-about" just into the project should be allowed in this area given the relatively high volumes of traffic that will likely want to use this intersection. We believe this "round-about" will cause a major traffic concern. • At this point, there has been no detailed discussion with the developers relative to the width of the public roads internal to the project. Obviously; they would like them as narrow as possible to help to build the image they are trying to portray. From the City's standpoint, we need them wide enough to operate efficiently and safely for the traffic movements anticipated. B. Drainage • No revised drainage plans have been submitted. The last drainage plans we reviewed were dated March 13, 2001. At that point in time, we questioned some • of the calculations as being too conservative in the amount of runoff anticipated. We also questioned whether or not there was any runoff from the perimeter of the site. Currently, there is no accounting for runoff that may drain into the site. Revised drainage calculations need to be submitted, reviewed, and approved. • The current drainage system as laid out on the preliminary grading plan does not allow much room for error between working or isolated flooding at various points throughout the development. For instance, the westerly holding pond has a high water level of approximately 888.3. There are numerous catch basins located throughout the site that are literally inches above this elevation, which means in the hundred-year rainfall event, not only the pond will be full, but also much of the storm drainage system will be full to within inches of the catch basin grate. If the drainage calculations are off slightly or the storm is slightly more severe than a hundred-year event, water could be forced out of the catch basins at various locations throughout the site. • Both retention ponds shown in the development would currently require fencing according to City policy. The westerly pond is shown to have a double-tiered retaining wall on two sides and a triple-tiered retaining wall on the other two sides. The easterly pond is shown to have a double-tiered retaining wall around the south, east, and west sides and a single-tiered retaining wall along the north side. By City policy, if there is not a reasonable way for someone to get out of the ponding area, the area must be fenced. • There are several places throughout this development where additional storm sewer should be provided to eliminate storm water from running off of the sites • onto the public streets. Howarc R. Green Conoany 0:\PROJ\812620J_Elk River Station\0240\LtTVElTtprignn.egGINEERS • Ms. Michele McPherson July 19, 2001 Page Three C. Miscellaneous • The large treed area to be saved in front of the westerly apartment building was originally shown on top of an eight-foot retaining wall. That retaining wall has now been tiered to lessen the impact. This change will obviously affect the amount of existing vegetation that will be saved in this area. There are other areas throughout the site where grading adjustments may also have an impact on the amount of trees to be saved. We would suggest that a revised plan showing the treed areas to be saved by the development be provided. If you have any questions regarding any of these comments or would like more detail any of these issues, please call. Sincerely, Howard R. Green Company • Terry J. Maurer, P.E. TM:mw • Howarc R. Green Corr eany 0:\PROJ\812620J_Elk River Station10240\Ltr�o9Q-1.� t ran. GINEERS J DEVELOPMENT STANDARDS • Architectural Chlaracter 1. Facades tnd Exterior Walls The Elk River Station development will be located southeast of the Central Business District where l- ighway 10 and Twin Lakes Road intersect. The exterior appearance of the buildings should include elements of buildings found in historic rural railroad stations. The piloject will have a transportation theme. Facades should be articulated to reduce the massive scale and uniform impersonal appearances of large retail buildings and provide visual interest. Buildings over 100 feet in length should incorporate recesses, off-sets,pilasters or angular forms so that no uninterrupted length exceeds 50 feet. The wall projection or recess should be a depth of approximately $% of the length of the uninterrupted building length. Buildings should have architectural features and patterns that provide visual interest at a pedestrian scale. The features should be an integral part of the building fabric, and not be applied trim, graphics or paint. Variations to roof lines and cornice details should also be used to add interest to buildings. Exterior building materials and colors comprise a significant part of the visual impact of a • building. Therefore, they should be aesthetically pleasing and compatible with materials and colors used elsewhere in the City of Elk River. Façade colors should be subtle, neutral or eartl} tone colors. The development shall use a consistent palate of materials and colors throughout. Facades of a building which are visible form adjoining properties or public streets shall include certain design elements found on the front facades. Predominant exterior facade materials should include, but not limited to, one or more of the following: brick native stone - tinted, textured, integrally colored concrete masonry units - stucco - tilt-up concrete panels with exterior facades as referred to in these standards Predominant exterior building materials shall not include the following: - smooth faced concrete block smooth faced or raked faced tilt up concrete panels prefabricated steel panels. • 07/16/01 2. Entryways Entrances should be clearly defined and visible. They should incorporate devices such as canopies, overhangs, recesses/projections, arcades, raised parapets over the doors, peaked roof forms, display windows, architectural details such as tile works and moldings which are integrated into the building design. 3. Lighting General site and street lighting (excluding general parking lot lighting) shall be architecturally integrated with the building style, material and colors. It shall be at a pedestrian scale. Wall lighting fixtures shall be consistent with the pedestrian and general site lighting. General parking lot lighting shall be at a height no greater than 30 feet. Poles and fixtures shall be a design that compliments the street and general site lighting standards and fixtures. 4. Loading Areas,Trash Collection and Outdoor Storage Loading docks, truck parking,HVAC equipment, and other service functions should be incorporated into the overall design of the building and screened from view of adjoining properties and streets. Trash compactors and dumpsters should be within an enclosure constructed of the same materials and colors as those used in the building. Outdoor areas used for the sale and/or display of seasonal inventory shall be permanently defined and screened with walls and/or fences and landscaping. Outdoor sales and display areas, except for garden centers, shall not exceed 5%of the ground floor area of the building. 5. Signage Signs shall be an integral part of the overall architectural design of the project, rather than contrasting with it. They must consist of materials and design, which compliments the architectural elements of the project. Signs must not be visually distracting or tend to dominate by means of location, size, color or lighting. All signs shall be lighted directly or indirectly to be readable at all times. 6. Development Sign One freestanding development sign identifying Elk River Station will be permitted at a corner of the project. The sign shall be a monument style sign with a maximum height of 30 feet and a width of 16 feet. The sign shall be constructed of brick, face brick or colored rock faced block and may include decorative brick and/or decorative glazed block as accents. 2 07/16/01 7. Entry Signs • These signs shall be a monument style sign with a maximum height of 8 feet and a width of 16 feet. Total sign area shall not exceed 128 square feet. The sign shall be constructed of brick, face brick or colored rock faced block and may include decorative brick and/or decorative glazed block as accents. 8. Monument and Wall Signs for Freestanding Sites Each of the freestanding buildings within Elk River Station will be allowed to have a freestanding and/or wall sign. The freestanding sign must be a monument style with a maximum height of 10 feet and a maximum area of 100 square feet. The sign shall be constructed of brick or face brick and it may include decorative brick and/or decorative glazed block as accents. Wall signs for each freestanding building must consist of individual letters and shall not have more than one wall sign for each principle building, except that where a principal building abuts two or more public streets, two wall signs will be allowed. Awning signs and canopy signs, including canopies over gas pumps, shall be included as wall signs. Awning and canopy signs shall not be illuminated. The sign area shall not exceed seven (7)percent of the area of the building wall, including doors and windows, to which the sign is to be affixed. Tenant Wall Signage • 9. Majorg b Total wall sign area for major tenants shall not exceed seven (7) percent of the front façade of the principle structure and must consist of individually mounted letters and corporate logos. Letters shall not exceed 6 feet in height and logos shall not exceed 10 feet in height. All signage shall be internally illuminated. 10. Other Signs All other signage that may occur within Elk River Station and not specifically mentioned herein shall comply with the City of Elk River Sign Ordinance. The City may deny all requests that are not consistent with conditions, character and intent of the Elk River Station PUD. II) 3 07/16/01 Ft , vr2 .57-fr-J+0-0 7/24-12 0 1 Mt7 747E/ v77/./ FA -r— pf.7474,Aph)rel;ci , :e7,42v L0.676(1 /3/ t/ 1V ,- c_744( (dia ia -,2),,2 4 / 60,(163 bovIniA'10 tin e,Ioei jf.\ jg°t/4)/.\ 5 4'A) 412:20°)-) 4.5 0 . 7&3 -.._4Q ",E3& 3.-$A P . 4te-ebA A v v14 4c7foc- 9*Z-249- // 7 3 ANC C/7 1,9cti 46') IPA1/ /1 5(eS-U 71 S -Sz• •