6.1 \4 Item #
ityof �/
IlkRiver MEMORANDUM
TO: Planning Commission
FROM: Michele McPherson, Director of Planning
DATE: May 23, 2000
SUBJECT: Case Number: P00-7
Supplemental Memo re: Rezoning to
Planned Unit Development and Approval of
a Conditional Use Permit
Request
A public hearing for a preliminary plat of 71 townhomes has been called before the
Commission this evening. As the staff report indicates, this proposal is better suited for
a zoning designation of PUD, Planned Unit Development. Staff intended to bring
forward a request to a request to amend the R3 district to better address townhome
developments; however, in retrospect a zone change to PUD is more appropriate at this
• time.
The Commission is asked to consider a staff recommendation to conduct the public
hearing not only for the preliminary plat but also for a zone change to PUD and a
conditional use permit. The issues outlined in the staff report clearly apply to the zone
change; therefore testimony taken this evening would apply to both requests. Formal
notice of all requests would then be mailed to the adjacent property owners prior to the
June 19, 2000 meeting. While procedurally cumbersome, this process does comply
with the PUD ordinance, per the City Attorney's interpretation of the ordinance.
The Commission is also asked to act on the request this evening.
Zone Change
As outlined in the staff report for the preliminary plat, the proposed development does
not comply with the intent or the standards of the R3, Townhouse/Multiple Family
Zoning District. The District does not address the issues of private roads, common
open space, or setbacks. The proposal, therefore, is better served through the PUD
process. This proposal is consistent with the land use designation of MR (Medium
Density Residential) as indicated on the land use plan.
i
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • TDD &Phone: (612) 441-7420 • Fax: (612) 441-7425
Memo to the Planning Commission/P00-7 Supplemental
May 23,2000
Page 2
Recommendation
•
Staff recommends that the Planning Commission recommend to the City Council a
zone change from R3 (Townhouse/Multiple Family Residential) to PUD (Planned Unit
Development) for the subject parcel with the following findings of fact:
1. THAT THE REZONING IS CONSISTENT WITH THE CITY'S COMPREHENSIVE
PLAN.
2. THAT THE REZONING WILL NOT CREATE ADVERSE IMPACTS TO ADJACENT
USES.
3. THAT REZONING TO PUD WILL ALLOW FLEXIBILITY OF DESIGN AND
HOUSING TYPES TO BETTER MEET THE NEEDS OF RESIDENTS.
Staff also recommends that the Planning Commission recommend approval of the
preliminary plat and conditional use permit for Twin Lake Townhomes, P00-7, with the
following conditions:
1. THAT AN ACCESS PERMIT BE OBTAINED FROM SHERBURNE COUNTY
FOR THE PROPOSED ACCESS ONTO COUNTY ROAD 13.
• 2. A DEVELOPERS AGREEMENT BE PREPARED OUTLINING THE TERMS
AND CONDITIONS OF THE PLAT APPROVAL.
3. SURFACE WATER MANAGEMENT FEE BE PAID IN THE AMOUNT
REQUIRED BY THE CITY AT THE TIME OF FINAL PLAT PRIOR TO
RELEASING THE PLAT FOR RECORDING WITH SHERBURNE COUNTY.
4. PARK DEDICATION FEE AND TRAIL FEE IN THE AMOUNT REQUIRED BY
THE CITY AT THE TIME OF FINAL PLAT BE PAID PRIOR TO RELEASING
THE PLAT FOR RECORDING WITH SHERBURNE COUNTY.
5. THAT AN EASEMENT BE PROVIDED FOR A CITY TRAIL ALONG THE WEST
AND NORTH PROPERTY LINES AND THAT THE SITE BE GRADED FOR
THE FUTURE TRAIL.
6. THAT THE TRAIL / FIRE LANE BE DESIGNED AND CONSTRUCTED AS
APPROVED BY THE FIRE CHIEF INCLUDING A BREAK-AWAY BARRIER
APPROVED BY THE POLICE AND FIRE CHIEF'S.
7. THAT AN ADDITIONAL TRAIL CONNECTION BE PROVIDED BETWEEN
UNITS 67 AND 68 AND UNITS 62 AND 63 TO CONNECT THE TWO CUL-DE-
O SACS.
Memo to the Planning Commission/P00-7 Supplemental
May 23,2000
Page 3
8. THAT THE CITY ENGINEER'S COMMENTS BE INCORPORATED INTO THE
i PRELIMINARY PLAT.
9. THAT THE WETLANDS BE DELINIATED AND THAT ANY FILLING OF
WETLANDS BE SUBJECT TO A TECH PANEL REVIEW AND
RECOMMENDATIONS.
10.THAT THE DEVELOPER OBTAINS WRITTEN APPROVAL FROM THE
UTILITIES TO GRADE IN THE GAS AND POWER EASEMENTS.
11.THAT THE PARKING AND PAVEMENT BE REMOVED FROM THE 6TH
STREET BOULEVARD WHERE DISRUPTED BY UTILITY WORK AND
RESTORED WITH TURF.
12.THAT ANY PROPOSED DEVELOPMENT SIGNS BE SHOWN ON THE
DEVELOPMENT PLANS AND THAT A SIGN PERMIT BE OBTAINED FROM
THE CITY PRIOR TO INSTALLATION OF ANY SIGNS.
13.THAT THE ROADS BE LIMITED TO PARKING ON ONE SIDE OF THE
STREET WITH SIGNS INDICATING NO PARKING.
14.THAT THE DEVELOPER PETITION AND WAIVE THEIR RIGHT TO APPEAL
O THE ASSESSMENTS FOR TRUNK SEWER AND WATER UTILITIES AT
$6,000 PER ACRE.
15.THAT THE DEVELOPER PROVIDE ADDITIONAL RIGHT OF WAY FOR LINE
AVENUE.
--(.r
Item #K_1
ityof ,/
,lkRiver MEMORANDUM
TO: The Planning Commission
FROM: Stephen Wensman, Planner ti/
DATE: May 23, 2000
SUBJECT: Preliminary Plat of Twin Lakes Town homes,
Public Hearing Case No. P 00-7
Request
Riverside Development requests preliminary plat approval of a 24-acre parcel zoned
R3 zoning into a 71-lot town house development consisting of 33 single-family
detached town homes and 38 twin homes.
Location
0
General description: That part of the SW 1/4 of the SW 1/ of Section 35, Township 33,
Range 26, north of Twin Lakes Road at the 6th Street NW alignment.
Zoning/Land Use
R3 (Townhouse/Multiple Family Residential) /MR (Medium Density Residential)
Attachments
• Location Map
• Preliminary Site and Utility Plan
• Preliminary Grading Plan
• Preliminary Landscape Plan
Overview:
Riverside Development requests preliminary plat approval for a 71-lot townhouse
development consisting of 33 single-family detached town homes and 38 twin homes.
On December 21, 1998 the property was rezoned from Rlc to R3 in anticipation of a
town house project. The property lies northwest of Twin Lakes Road at the 6th
Street NW alignment. Across Twin Lakes Road in the northwest corner of the Trott
Brook Farms development, another 35 town homes will be built out of the roughly
0 300 total townhouse units in Trott Brook Farms.
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • TDD &Phone: (612)441-7420 • Fax: (612) 441-7425
Memo to the Planning Commission/P 00-7
May 23,2000
Page 2
Analysis:
110
Existing Conditions
The site surrounds two existing single-family homes with driveway access on Twin
Lakes Road. The land is mostly open rolling hills with a ditch, small wetlands and
some wooded areas adjacent to existing home sites. The southerly most wetland near
5th Street has open water.
Crossing the property is a high-pressure gas line easement and a power line
easement. Any grading within these easements will require the approval from the
easement holders.
Architecture
As proposed, the applicant is proposing to construct single-family detached town
homes and twin homes. The single-family detached town home is a new concept in
housing. Like with twin homes, the property owner only owns the land under the
house and driveway with the remaining land under ownership of a homeowners
association. With twin homes, all external maintenance is the responsibility of a
homeowners association. With the single-family detached concept the property
owner is responsible for maintenance of the outside facade, roof and driveway.
Density
• The overall density of the 71 total units townhouse project on 24 acres is 2.9 units
per acre. This is low compared to the townhouse density of around 6.5 units per acre
in the Trott Brook Farms development. The overall density in Trott Brook with
townhouses and single-family homes is about 2.5 units per acre by comparison.
Setbacks and Lot Area
The setbacks in the R3 zoning district are as follows:
• Front - 35 feet
• Side - 10 feet
• Rear - 25 feet
As proposed, the single-family town homes will have setbacks as follows:
• Front - 15 feet
• Side - 5 feet
• Rear - 5 feet
As proposed, the twin homes will have setbacks as follows:
• Front - 5 feet
• Side - 5 feet
• Rear - 15 feet
0
\\elkriver\sys\shrdoc\planning\stevewe n\pcmmo\p00-7.doc
Memo to the Planning Commission/P 00-7
May 23,2000
Page 3
The townhouse development as proposed, does not meet the minimum setback
• requirements of the R3 zoning district. Townhouse developments designed in this
fashion are typically developed as a Planned Unit Development. As proposed all
town homes and twin homes will be setback a minimum of 22-feet from the private
roads with room for 2 parked cars in the driveway. As proposed, the twin homes will
have a minimum distance between structures of 20 feet. As proposed, the detached
single-family town homes will have a minimum distance between structures of 15
feet. The R3 zoning district requires a 10-foot setback from property lines that
would result in a 20-foot separation between structures.
The minimum lot area in the R3 zoning district is 4,500 SF. The proposed twin
homes have a lot area of only 2660 SF. The proposed single-family detached town
homes have a lot area of only 3280 SF. Neither the twin nor town houses meet the
minimum lot area required in the R3 zoning district. The R3 zoning district was not
created with common areas in mind. Typically townhouse developments with
common land and smaller lots are developed as Planned Unit Developments.
Twin Lakes Townhomes should be platted as a Planned Unit Development.
Roads
Access to the property will be from 6th Street NW, from the old County Road 13 (to
be cul-de-laced) and from County Road 13 (Twin Lakes Road). All roads in the
development are proposed to be 30-feet wide (back to back) private roads. This is
11 narrower than the City standard of 30-feet wide (face to face) but wider than other
private roads in the City. Due to the narrower width, the roads will need to be
signed no parking on one side. Private roads are held in common and maintained by
a homeowners association. The City will not be responsible for maintenance,
replacement, or plowing of these proposed roads.
To tie into existing utilities, the developer will have to disrupt a portion of the
existing 6th Street NW. Presently, a portion of this right-of-way is paved and is
being used for parking by the adjacent townhouses. This right-of-way should be
restored with turf and the existing use as parking be eliminated.
Sherburne County Right-of-Way
The County regulates the amount of right-of-way needed and access points along
County Roads. The development proposes to have one access point onto Twin Lakes
Road. The plans have been sent to the County for review.
Trail/Fire Lane
The two main roads in the plat are connected by a trail/fire lane. The trail/fire
lane will have to be designed and constructed to the Fire Chiefs specifications with a
20 foot width and able to support emergency vehicles. A break-away barrier will
have to be installed to keep cut-through traffic off of the trail and this barrier will
• have to be approved by the Police and Fire Chiefs.
\\elkriver\sys\shrdoc\planning\stevewen\pcmmo\p00-7.doc
Memo to the Planning Commission/P 00-7
May 23,2000
Page 4
Staff recommends that an additional trail connection be provided between units 67
• and 68 and units 62 and 63 to connect the two cul-de-sacs for pedestrian access
purposes.
Parking
Each unit has a double car garage and room for two additional cars in the
driveways. No additional parking has been provided besides that which is allowed
on the road.
Wetlands
As proposed, the existing wetlands on the property will be significantly impacted.
The project will require a Technical Panel review prior to final plat.
Access to Adjacent Properties
Staff determined that there is adequate access to adjacent undeveloped properties
and no additional access will be required through this plat.
Drainage and Utility Easements
Ten-foot drainage and utility easements are required around the perimeter of the
entire parcel, over wetlands and public utilities. (See the attached City Engineer's
• Memorandum)
Grading
The entire site will be regarded leaving no existing vegetation or topography. The
grading proposed for the 3 twin homes on the east side of the development appears
to be unnecessary with over 10 feet of fill soil.
Tree Preservation
Roughly 1/4 of the site is made up of woodland, although scattered across the site.
Because of the extensive amount of grading proposed, there will be no trees
remaining after construction. Trees located on adjacent properties will need to be
protected from construction with fencing.
Landscaping
The proposed landscaping provides more than one shade tree per unit and provides
additional screening where appropriate. The number of trees, the species and size of
trees conform to the Elk River Landscape Ordinance.
•
\\elkriver\sys\shrdoc\planning\stevewen\pcm mo\p00-7.doc
Development Signs
•
No development signs have been indicated, however a City of Elk River Sign Permit
is required prior to construction of a sign. Such signs should be located outside of
drainage easements.
Park Dedication
The Park and Recreation Commission recommended that an easement be granted to
the City for trail purposes along the west and north property lines for a future trail
connection as indicated on the Master Park and Recreation Plan and that the City
accept cash dedication in lieu of land. The developer is required to grade the site as
trail ready.
Recommendation
Staff recommends the Planning Commission open the public hearing, take testimony
from the public and table any action until the applicant applies for a rezoning to
Planned Unit Development.
•
•
0 . ...._
. 4‘4
111 fambig.
Ric - Al• p ,-- 11 �� 11 .. A
__ __ ----� LOCATION � / �� � c
. R,c r���
•. ,- .
. �� . .moi
.4. .. Ste'.,. od .gl�
. i 41
u-v :105.. P G. goo=O'�►�AIL -
7 i rC N• LION'S ��='�Sti►:aNl kweR 'P' :w��w. sore�•��...�•�•�•i���
. �� at•.a��. ♦tee♦♦ '
w
.. i?� ^= a;, i. Wil' i1". ����� ��
S: W e iR11CKpt ... o 4. {• �j, J a i'
� f•�i = PARK .11 .o E_ rj r,�� '7 ? t4:.(T �� 111
Oi MR It iii . ,
7- m i7 ;,sr ria'"iliE J4� , t"""' =...ds Ric
:4*44.7iLliki Edstil He Nii, •'%Pi in now -.,.. ___,, .
Egii
HIE eirwr-t-
,, •4 ''*as tre:4/SbrtZralii FAIL WI
" t all r1w4,i)ir-p4l2-w..-1
i
1 .e-c.les, 111=1 i?~ °- 1
aLL
0 .
7,- \•,sro ; , I -
Rid
4 Cir
778TH
4 -
177TH
1nTH
. * I14.; ilk_
176TH
R 3 8 o E g 6 '' , Filer'
In-
5 175TH ! --- i }--�
P-• / -\-(
ZONING
1111,,
City of '` AP
4,,
-ii ;:. SIV er
•
13065 Orono Parkway • P.O.Box 490 CASE: P 00-7
Elk River, MN 55330
.
i 1
w • I :b '
E • - zi
0
x1.1
zb / ; t- ,...,.. t- ...--,
(1)
,,,
-„ /
-----„:: -- `. I 4"- "1 l'
'\ '-- --/ ANO - i ! - .
i!
0 2 a
,-.44, - .---,-:-----., wo A.,..., , i
... 1 ,,, . 1 -
,
, 1 ,
..., -
Ui d 11011111 ; --....:77..... NN u I
1
1 : . *444"
• '4‘44 ka 6'147!] 1 il 0
I II\ 1 zf
Le
, .. , 1
--1 1 i
4 4* ye;-, 1,1,, 4ica41.0 I ii
i; :\
1 t wil QV '
..,,N .
itiorm:',740,, _____--NI I \•
li
,s, 4111411,44 1 4 h
,
., ...,
-.:-:,,,i,, ,.. --,„S 1 ,/ ; ,/
•NsAN., s-s. 4irk .1 2
' / I1 ilA
, \ ' •
1 • 1 i i i
\ f
\N I
INN i h I
I d
4,
‘NN . • ,4t ‘\ \ lig. ifirMi' I !L
I I 1 1
N,,, •.‘
I
RR g I
I 1
r r I
/1
N f
ek NN -'s, 1.-————— ' I I I:I ° -," , •
t/
. N• ArA1011111 \
I
I .
. It
I 1
7 NW! , ii—
N 'f a : 1 il
Is • -.....‘ -,.... i al 1 1 . 1
il ''
I; N /
0"
/ 1 N
N
NN, •„, 1 l /' il!
di
• I
Ri' zz 1 I.'' i
. , i
+II 1°. P 11 111 / ..
'N\‘‘.'
d'.
Idi
ri 41%-ll 1 10, — / .
, 41:' ,
tP,
,.„......,.,.....5--,.. ,
s / / lk . -., tr.Et
....._—..........
0
1 i 7
1 7
I
111i eh i
110. If 1 i 1
sk.. • ! -
I \ •4 --/
_____.•--.- ,,„,...,--,-,-......,... 1 ,
HULi 1 hi o___ -_,.te,•,_.7.:....._:____ ,. a t
a---, I,
2
**ISA\ *if l-4444 1 ii,'
V‘ililik -,N, ' VO/Aili. i*Ns
Ah„_%%:.-- N
N.'-' *toe,4,4444 \.: • ......... '-.114,44 !V . I
)dikel4e' 4'.'-'44 ,•••,„.,.. ,42//:/"r1 ' I I I I
Are
,s 4 0V7/ II 4 1 L:
wilt '
a ti i, L‘ 2 III--...ki 1,-,,„ "1 1-1,tWAV& 1 i•-•,,1
t--,
, •'.'•
1:541POW''-44Tk.‘ '.‘1-` tr" 11114;-. cT :J
iillYr 0V 1 Ill L
Ok III\
\_\___ 416. ..4 4. ,, 11eS03/ i 1 I‘ I
i
\ \ .1..4
- ,014A11711L/ ,....._.Atie;.---• Ap, y A ,/ • 1 \ 1
a.'
`1
— v(_.:4&:1140,,Air .4p4i-ct * ft \ii c.,, ,-\ • , ; , , Eg
pkft,<, i'4',7401--eutIt4latV4: 1 i Ao
V \
i ':
,,,,...4 -k-- v_.., 7...„.„1.---...0. .. • \ • r". ,, ,viktA
3
\
1
41
j(------
kt%
, ----=: 0‘ t ' >•?.• .,. , Ntillk4 / , • a I '-- ' loll
1 ;\
147t1A4Ai,,1
"
kVNq1mra , mw.o- .;W
111
11
1,
;1
1 : I 1 I I ,
; N ji N.,,, i 21 i I I I /
• A ;i I ,
1 ) I, iv ;q 1 ! , 2 , .,. ,.. i 1 ,,
. ..,.-.-.., -,,,,, , 1 ,,
___. ..,._,.._ \
/ . fi!
II!
g 01 0 gi:Ill I:
e Pli.ill 1111
1 p / .
I i 2.:.••• iii?li y if
' .v.y21-11 E
Oli ll 11 •It:
0 r //,' ,--. .ii•
'',P //• ..*•••• t,,. „:
• ,
In
1, i i t t li .i t� i i e94- - .ism. n
El tt ; {'ttl a t . '!
=i!ill;, 11Mt 1 l fill,b 011li =i,f i —
jlj{{Ittlt��f��l, li!� �li��{,E4[1�i14i ti 4 1 1g N
111}}}
a
U
�1 - �j �.... .. I it iIII
ll -. �J 11 i 1
y , 1 �' ;f ,
88 13 ,.1 �r �.
1l iii.ii
,� ((fa. ®. .„ II iip,iliin i • I 2
s \\.,w-- \ - - - - - - -
- r�� o
*,1 IteolvIt•ovasit
{`So,�a� .-w
k s:
IL.--
, ! fir►
_ _ D -
..' -. - ' rte �` kg
___.----0.- 4110 46
ri
rfweaokuve4.-.*„.113.4.--4,----..'" c--
mAttift riktiesw _______
ordwrw_11-cv hl,
,,,,,,,,v:,:zig.1/4,„„. km" N..„ -•
4.
_______,),),,\\ \ ______ __
. _7, 1
0#1........e...._,_ ...._ it.1 ..,
0% nr % 't-iteoz.,44.8, - \
1 *. ‘azttil_ I: ietw ... )
•---. , Z
rs
—A tk _ \ tiv,,,,e; to r 1-*--A4 v
-4.- --,2,7` Aiimeftro.` -- ,,,„:„,,.,,,,, \ IA
\ /raft 111, VOLForw444,--- -*AL. : -'°-iirld.A,. ' s*.
,,
, 4,i4„....7..e.. aw... -0:03-- .1, -low
04,07,, ...
1,
itivote.ofierti.„..„. „ 1 t.:0, 42... .,...ypviv& \
- ,,,tvt4.tuz ortorrer:. \s„ , " 41,41k ir
4:,4444 41It%
144 Al
����r, �tis JJ/�idral � % -- , %, �� ��� ��f ( a t � �`••. ii
fp ,A4 7-111P,M .. .�
\ � ~�► \..........„,______—__ - . 'fr `!r iii
- trio 4 .4.;.43"------ - ---...j.sravuvratioritiN„,,N .. g -'-' \\ \ II!
;� a3► . ?_=�. A \Iw 1111!. 14. _
• la . �•„�� din_ i �� .a\. ►c��/I !� �) \ 1 !
�\ L �� ►�s �aeQ9ltiQ�l''i.•. .�f 111► <lcrP • b'e .w AL Y I /
:Tivitit
..•.. _N .::•..... „=1.11.11.11 ad A,illr,14,... ---
Alba
zIs
'�i'
-- �. Li I Y�+���r—tom r--1 t•'•, \ 7 7 ;��...
. 1
,,• 4,
TYPICAL PRIVATE STREET DETACHED TOWNHOMES - 33 / /r/
e TWIN HOMES - 38 - ,�;
J��r �'- TOTAL - 71 �:' \Jam.
0 /
.i"' ll.:.��ra".... /'/ /.so man nva ou
',
IRAIL/FIR� LANE ACCESS \V'? i //
itrP:Y.w, /ie
N)----=.. ......,=•
Uv
VIII , 1// ` /`/\``
—T a sua xw4 caaM me 31 ` / �,�1 ��,, 6
_ 1'
// • A-• 51 50 ��' � r /
- n'"s / \
/ .1'1173
cast r oP ' /'
/ /i
PARI(AREA 'V. .., , ..
4 SS ACTP.T
C \\\j / \ 47
\/ / \l \ • /
\ / 46 T-� -MU
POND
\\ .\ ribill•'
IP N.,/
__ 44
.o' / I 60 / ----. \- 43 42
/ POND \\ I
/ ✓//
i ,'/ \\�
/ \ , -, ,,, 66
,.
/ \ 87
/ i
/ •
BLOCK 1 I, All
^L
ss
STA velum) i
STA/
// ' 70 —
/
\.
/�, v: -' - — -- -- .t— , -..TWIN LAKES ROAD L
i ffitibLi
. -.---------
I, n,ror --- --
IX�r s
T.
\� N\ / G�`�`1 �
,1111,,,,k
// ("/g' z
V67 I
_t P' i Gt ,KIN IT',ult.
•♦s "_Z".Aigt1,.:fr. 1.+r..my w,r. .. . .,.. �'a. 1,... --------- .....,. a.. .nr/oo snxl n-�[
A^ ...r:::.:,•;'.....7,�..".:.rw...w.,.y.,a tea.': 0/1S/C0
..ft-.-._-.�,.__-_ ,°�' eK PRELIMINARY SITE
S
TWIN LAKES TOWNHOMES
ELK RIVER, MINNESOTA
IfSITE
'.• . ri, 1
...1F
0' IFAr4.5.
0111111 \
I
I°CATION MAP
111110-.1:
.16, r
------• . •
rkrrli`4" BLOCK 1
'---.,i 11 r•
i 12 I . ,
'13 14 15 ,III i', 4
. i / / / ir
8,___•_,E__.7 ;' . , \
sib._ , • __ , tool /
--------„...:---„.....\;\
y \\* .
,.., , . . ,
. .. . ..
I 391/
--I--' 1 38 • 21 / / il Sl Ii
...
41 ,40 1 A.. . / pi if
/7..
136 / / 22
II _, -7L-----. / 1/ 41/ V // LI/ ,I ' /
\
I.
i ei i / I / POPO
s•— • 23 \
/ it,/ / / / (
--- \
'
(..."
.'"'. / ---
ii / / i ---
---.
--..
47/ ./25 ''.' ' 4?---/ / ----
i
.. I
k t / i /4 i / ,
, ',' D/
i / // 47s-I 28
• .',: / d , . ,
K 25 /, /, /,/ iv/ /
29 1 4
-,- - 27 ,
// /11 / // . 41
.(
,•
/1, ,/,I 30, ,, ...__. /
/
4431 ?"' 44/
„
1 —1--- i / ! 1 '
/
35 34 / ; / .. /
...,, ,
I1 ,,.,/ i ".' / 1 -: .,,:t1 ..-------. . • ____.---
...-414 I
----
,
r / -,/ /• ' SC.,_ _ _
.._____. I_
/ - - -----[1
CSAR 13 I
„,—.._.:__ / _ ---_______ i
.,_.____
1 _ _ -__--_,-,1-----4,----1
,,, 1 ' / / ,' „/ •
--------
_— - --,,,!--,/-- ,i---7,'- --, --— —7/—'— .4_---------- .
_ _ —_---___.
..-------- 7.-------------&
----'1/ / / / 1
..--0f-—,-----r---— —-7----
, ___
------
Ae
....
___---
„,--
/ 4,
/ 6.. .....J
GRAPHIC SCALE DI FELT
0wHER PHOENIX ENTERPRISES .ROJECT I /4-.
U11L1 TY PLAN 10230 EVANS PREET TWIN LAKES TOWNHOMES sow 1 OF 3 SHEETS
ELK fovER.IIINKESOTA 55330 I
IV
i
1 l'il
SILT FENCE GRAVEL CONSTRUCTION ENTRANCE \ /trailsI / ;;_� ' /;�C/
(1 '
• .nat:T=I.1
..1.1:1/4.1-t1:,:t.Z..Z%`: I.11,. .1/4:::lit"..'.. //
"tl
LI
_ UMW„ars I ...��� /
TURF ESTABLISHMENT NOTES I `
=yr..m mi,dan IL DM AMMO PALM•mr>m sao, rwn(nuwdr
O..,.,,.N I.0(,7 Tem 0(0.ML1N0 M VOLD. 1 ` I .?// Ille**41
0 1 1
ICED-
ALL•AITMD AMA
DCIMORr AitiC ,ti 14/4
11011141,itAIL
ICED a SM O I0A.a.0¢as. I ' iyFERRIED-IWC 10-0-,0.T NO PO.=rt1AM '\
(7
04
els �' f (FAST#.710imitOraPItitii! "� ijt Isi i !b
_.....,_,,,,„ ....
/ 1/ / 4*,. . * - 11"NA1 1 '\ \
ss,,,NN 4N„. / /7.1 ( if/ // . /ir f& i4
A X I A IWO V NO i 74
. '' N•Ra° VI/ 411. .N7#49 \ 'ki**
or ,,,w4/ , \ \ frlq I ,,i
\ ® A.,/ i. \ #ty/
/ 9LT FENCE N.-__,Z..
1. ,
`fit 7 ��®� 0 '\ j , : 'UY �, I,./ , / ,
/,`,4.
..._
./.. ,
(/
//4., ....,..._�.�„ ,: /,...,‘,10,„. ."0 N/-- V
I 0........... ..„„o„,„
_-�.
. 0)),
RETRO
:v._. ft,...1.....„---
:#4 44-,ivel--_,i- ,4*4-sitts*._,,,:,,,, ,
t I t
•
r
ms iat ito' ',/,',. .eit , • \�\�~\ ' ' \ \, kl'i
„?,._: __4) ,,.,. .,
•
/11)
. _. . .,,
„, ,,,,,„,,,,,,
,„, ,,,„
- Vit, t N,�-� ,i :I, ,, , o'! ---/ / 77
! / / u 2-4Zn .,ii4..F 9'.T FENCE /7/
/ *Ni �`N
. I1V-'."2 1 fi TYR.
!It //WETLAND
BLOCK tM'o. _ ai \�M"I �/c� \\ \ 41 Jl)/�sTtij �y / : WL±L A�'D POND 50 ` \`` \ �`�
/ , NW.907.0 v 1\�
`` s1' I Y foo�n NCA 9oe.� s
``' ` ,.2"3 9LT FFlICE .�j ,.,+„ �,t,it, , a _�7 ///e I ,` \ ------- --,/,7,.�_ '
\N.,..‘
�� . +.y3C,1. �,y CH'I�..s.'0it - rn� -.�--� S ' Ja T-`•8„ .:-. \\ it : �, /' `,JI 1` �17,
'.Ti \, ` •rc Yom":_ ..i�•r. i3._1. d..tGT9S. �<.... `\�. - E 1 L _ 1 -
_--"'�/ ,/
\\ \ `. 910 \�.�► -
III
/........,
`/\' I i ' r Ful -__ __._-
-----t-------- _......------- - - --..-- b
' ` ENTRANCE _t�
/ ,6"r7.r/-
, d
r , „/)
#PIO�, EER inswing
A * T -.-* 'C..' ��n.r, r...00 —___-____. .-/-- MEMSIC(r 111.E
-;!M� .41 ” `"°"'' PRELIMINARY GRA(
•
•
e0O^----- C)000NO 10'CONT J5
672---•-- DUSTING 2'CONTOUR
-170 PROPOSED 10'CONTOUR
-572-...,. PROPOSED 2'CONTOUR
SILT FENCE
. .., O--PS PROPOSED STOMA SEWER
'--LL- -0-----›Y FASTINC STORY SEWER
1IWETLAND ALTERATION (0.32 AC.)
' :1;;MV71.475 ':• REILAND MITIGATOR(0.63 AG)
/ I-"T.'l/ PUKE VALUE CREDITSFOR PONDS(60.5 AC.)
I
j /Ii'
(
I I
p , .
,\: -
_---_-_y,„,
ip\...„, -'/
j
• -....4.00: /,..1_11141464'41‘
'',
it,,,,,,,..,„.L .„,,::,..... /,, ,/,
SILT FENCE
M.
X74 11S %'
) --11 .441111"1 1 L-----j, ...' Al* 7;1 // ,/ ,
) / i•
4! 'T .
?�f Qa \A► ! •• ��� I ; Pao 4o
RME ao4.o
pititli 39 138 •
k.......\, -4-.0 t
J� SEI }► j a'� % j n�` �/
.38 I / f! I //
l
{� / tT T '*
ilp ,4/7977-G I Ce.
iSoifiv
,syr
//1 ......4"."1:1rai.:al,_______------11 ,: l ilff i I i /.": ii
' 1 ii . -. IIW( .1/1 / / ..;7 / .": "..1: 4,if, ..
0 I: tit,i
/l_ ,/,,::t i iitl, 14. .•j
/ tut7 ./1 4
....L7 .------- eV • 4-...4....: i / /:-.., , . .4, , 4)1/
1 \ 4 i it-- "1--,/ 47943 4.Vi'l/'',/ .d"
7,// ..r.--J''', in ...7„f„.,..... /,......4, a . /it/
7...--",-*if"'', sE- i.::\t
lit
. , • i t a
Z'''- pi,
z/ ' \. 4 4,1
..
/ / ` SILT FENCE
1TT1
.- IsC -- I a
r 1
— l
GRAVEL //y�
// DaNsrm�cnoN /
_.� --- y ENTRANCE /
// /
i
0 //'
••••• GAAPNIC 3CNl TN FELT ` v- /
l
C EP PHOENIX ENTERPRISES PROJECT 1
ING PLAN ELK 192230 EVA
NS STREET 730 TWIN LAKES TOWNHOMES 9EET 2 OF 3 9ELs
I
, " --, . ; fr --0- i .. 1111W'----2.-731L-1----- -----'_:-. . ___--7-=----=---w'w*Pl\WO14°' \ ,\ \,/ Y
\Ns/ ("11 ' fif, Iso , pie* --,,,-- „4-- .-------L----, 0,01cfp4,,,, \, ‘, ,, ,,,\./
• „ „x,,// . /*vow ,.. /..-- %,„. ..
,,,,,, ..0. , ,,, ,,, ,
gatatir (?__}.. \co.. J.. , JA\ ,t,
,,.„,„.. „,„...,u,r, _46..4 ,. .. ., .
..--.. .1. , , 1 woo. - -..... .i. foRT,,,,, t I II .- - - 7 ,..44„„\-","' 'if ,,,,,,, le: i. 4., I)
ak , I -Al ,s0, --.01111
dm II ft. W'Ilia,TA' I/ ---.: 101r -\ 4 ,r c...„ t I.\ /I I
-- Vitli ImV-' ice \ ' itvit4 44 fo,, ":,_ 7 _ \ ...\ ''\se) m ..'-4 '1/ , .esci
.......VII V 1°7'1" /Af ,i evivo ef\''. ' 0 w- \ ISlik %,\'‘ ', /
,.t ,
,__ , ,. . 4: • A ' ,1 aimm4,14 fe vg.,0 .,„.... e iimmA 10. ' .
v \ \ . \
'I or/ .'- •, til 3- 111
_ VI i. at'.1 / 4.' t•K�7' i` ! 1S11‘‘ k
36
u1A %zip ...41%
..,
l l UK �C11 �► 04s i `\ 011\„
N kw. (71114 :01i -**14Nt 1/44 ot,,\ . \\N ,,
I i ilArria li II f l
-i 11 1111111 jf, ms's .
; TA ele-olv4”' / '0'4 4 ,*•TAN\ ,
i looms! , # 1 —7\ ' A,Aor ...ie., \ / * N AfribiL:
f r
r4C
� , 1(t I ( �/ -, tel;\`\ y�44"' / r/ �"+<
cf-
1 i k:4-Amo ,1 t Ari+ !ap /" , / /r�`��
is� 1i I �.11,4 ----.0 —�'5'. 1r ��. ---` / 4Ik
)
' \\I
\ '\ ) 1 11 I I/I V*
__gook 4.,4 Aiii4 1 \ \t, w ‘>
! •vpii\ P, \ 1-7: --'-' / i //I/1 In // / / \
Irwo,,, j 140
.f
't,'N 1101" ' / _______/' ' i ii \ " \ . __-'" III
II ,71 1 \1...'11 *SI& //1/1---- :- / l i )1/ I i I I" 7 „„/
/A I t 7 I L_____,,L___ ,, ,, z, „7„--
, , \ tOr.4 01MM / ' IA 4 \ c ( / \\ \N., .3, - ,,,, -
/ ; 0-44pa , , #* .
r n
V\Vair
/ L �, ,�// t' 1�<�` ` , 4' �4 ` r1\ \, /
St
�, NA , ---r /
►rs�
, , --,i \ ON //1/ � `tL„Si��j4�
.0.-,30", ,1 11/1 I
I
BLOCK 1 #�i � 4 /
,\,' ' l •
L , •J V
- --________--- - -(-,—/
jj �./'•• i
\` 7 1 = �/ p/. • I,
1J I — h /'
0 .„_ .. .. 1 •// . 7'''''.
`*PIONEER
♦* 9 . +
I- '__-%...n a..«.r...�rw.,sr+.r..�..Tr wn w..__ Z74 oo-,.....M w.... `o.x /ze/oe c.wER PHOENIX ENTER
♦w � . .W - .n.ww w fw�.ter r..... `�.'°'°.'.rww w. v`: -_—..._..--- - _
ELN aIVEa,MTINE501
ft,
•
•
•
DECIDUOUS 7REE - --
/ --
PLANTING
Nit
;�I'+ ''''s
� PLANTING DETAIL
I,( 1 `III`
.01
•
1` 100
' \� • vLANDSCAPE NOTES .. 1/I . I 1I �,( I � iT11 '.Me r..•c.n�d w..4 oea nn., «.n
1 .1.rwelp.011 ell,..ereena le NI serokroned by entora.
.......0,0007N4\ .i
, 01°1\
• , +6b ...Irv;X„'= `r" aI . -."z:r .w .ee�w= q
T ,rr :'.—.:a:.»-0 ` ,
\ \ \\it la \t'S'11\1.1 rrlitn'''''te:W9...."''To"'.!.'"
I Ko 1 1 'ith.74; iii Sik\1 ' •11,1m.••*am between T.mg..,el
p«
:I l7. �� I•PwM N P"'.l~�Na F w.YM.�.r.�•1MOse
!� •l yCOS �.► CONIFER TREE ..wn1*see one on co..tan w woos In i.,,..Innen.Mem
tV1 .1.1 1 1 PLANTING DETAIL rw:'ate,`^;.'. ;be C°"~P.�,..e
yr ,„..
p• l� No scut ; ..B wn fan w In..:s.w.
_____...........
ltar appboIlt Ns time of
r «�_...m p.
N
if ,, .INan.p*,.A.�,..a'.1, A,
- - .Nia
:01i
"b M.w...
II VIII "J�j Y .'
940 o. 44►' fi ce'. `�
-i ; % :orit a
S IQ'�O �; __ _
,\ ..__ ._.PLANT SCHEDULE
tI .
�/ I KEY COMMON/BOTANICAL NAMES SIZE/ROOT QTY.
' / ,/" I OVERSTORY TREES
Or 1 Y O. GREENSVEE uIaENaltA CORDATA Y BM
jl/L=" I FPI APRE TM H/AOEA uu BM 1
aN9cEY4Liil" "/� vAEBrw PAnaRe B�B
A SKYLINE ONST CLEDITSIA TRIACANTHOS 1
,/,;t;,-. 11 I
pANENARS
i ® tt ypM91DT%9/N1,7
Welt* ;f 1113 a �
1 d 1C�pRA�p p�A N�N�
il BLAIX NLLSREICE/IMGLA GLAUCA DENSATA I NS it
SP SCOTCH RHE Slt£S1NIS IE BM 14
1
e
o se I
I .. IOC 1
GRAPHIC SCALE IN PEET
3AB
'RISES 'RGIECT SHEET T 111
T TWIN LAKE TOWNHOMES PRELIMINARY LANDSCAPE PLAN s>m 3 or 3 SHEETS
x