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River MEMORANDUM
TO: Planning Commission
FROM: Michele McPhersolt;'Director of Planning
DATE: July 6, 2000
SUBJECT: Joint Meeting Reminder
This is to remind the members of the Planning Commission that we have a joint
meeting with the Park and Recreation Commission on July 12th, which will begin
at 8:00 p.m., however, please be in attendance in Conference Room A at 7:30
p.m. to meet with the Jim Johnston to review a concept plan of a cluster
development south of Windsor Park on County Road 1 (plan and narrative
attached).
110
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S:\PLANNING\MICHMC\PARKNREC\peremind.doc
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • TDD & Phone: (612)441-7420 • Fax: (612) 441-7425
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June 29, 2000
Ms. Michele McPherson, Director of Planning
Mr. Stephen Wensman, Planner
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
Re: Meadowwoods Concept Plan Narrative
Dear Ms. McPherson and Mr. Wensman,
Lyman Development Co. is pleased to submit herewith its concept plan for
Meadowwoods, our proposed neighborhood for the former Fern Taylor property
located in northern Elk River. The following is a narrative description of the
4111 proposed neighborhood design and the thought process and philosophy that
crafted it.
The Developer
Lyman Development Co. is a wholly-owned subsidiary of Lyman Lumber
Company, founded in 1903. Lyman Development Co. was formed in 1973 as the
land development arm of the lumber company to provided home sites to the
professional building community. During this seventeen year term we have
developed over 3500 homesites in cities ranging from Lindstrom to Lakeville and
from West Lakeland to Buffalo. We bring to the Meadowwoods endeavor the
integrity, the experience and the financial strength necessary to carry this
neighborhood through to a successful completion.
The lead land planner and engineer for Meadowwoods is the respected firm of
McCombs-Frank-Roos, Associates (MFRA) of Plymouth, MN.
The Property
The Taylor property lies in Section 17 and is westerly of County Road No. 1. It
contains approximately 70 acres, of which about one third are wooded to some
degree. A large and continuous line of conifers shields the site from view from
County Road No. 1 for much of its east boundary. A stand of conifers and
hardwoods shields and screens the property from its neighbors for the entire
• westerly boundary. Larger stands of screening woods are at the northern and
• southern portions of the site. There is a minor segment of one wetland,
containing 0.18 acres, on the property near the southeasterly corner. The
remainder of the property was opened and cleared for agricultural uses decades
ago. This open area is comparatively flat and is composed of well drained sands
with a lighter topsoil.
Concept Plan Design Criteria
Lyman Development Co, and MFRA have designed Meadowwoods under the
guidelines and regulations of Elk River's Open Space Preservation Plat
Ordinance and with adherence to the following principles and goals.
1. Create an urban scale traditional neighborhood with a sense of
inner continuity in what is essentially a rural setting. Avoid the
"acreage subdivision" look and feel by creating streetscapes of a
more compact and human scale.
2. Maximize preserved open space and natural amenities by
clustering the housing in the open areas to the greatest realistic
extent possible.
3. Connect to adjacent neighborhoods, where desirable and feasible,
• with both roads and trail amenities.
4. Extend and continue existing open space corridor regimes.
5. When completed, leave to its residents a neighborhood with lasting
economic and aesthetic values in which both the City and the
Developer can share pride.
Neighborhood Description
As proposed, Meadowwoods contains 43 homesites averaging 22,500 sq. ft.
each. The single main entry to the neighborhood is off the convex side of the
County Road No. 1 curve, thus providing excellent sight lines. The well
landscaped main entry road then penetrates the perimeter row of conifers and
extends in to a central "square" and traffic circle with an open space and treed
backdrop extending to the west. The square and adjoining open space will
contain some to-be-designed hardscape amenities and will serve as a
neighborhood gathering spaces.
As shown on the concept plan, roadways serving the homesites branch off to the
north and south from the traffic circle. A branch of the northerly roadway ties into
Lander Avenue at the southerly edge of Windsor Park. We have left open space
at the end of each cul-de-sac so that the eye is drawn forward to open space
•
rather than to garage doors. Urban style concrete boulevard sidewalks will be
'
• incorporated as necessary to connect the streets to the City trail system
discussed later in this description.
The southerly cul-de-sac slightly encroaches into the woods while the northerly
cul-de-sac butts into the woods and the Lander Avenue extension penetrates the
woods. Without benefit of a grading plan at this level of concept plan we have not
yet determined disturbance to these woods. However, our intention and goal
would be to clear rights-of way only to the extent necessary to construct the
streets and to have the treed lots "custom graded" by the homebuilders to limit
tree removal.
There are no proposed impacts to the 0.18 ac. Wetland in the southeast corner
of the property referenced above.
Meadowwoods features two major preserved open spaces. One is the
approximate 13 acre woods at the southern end of the site. The other is the
approximate 15 acre open wild life and trail corridor paralleling County Road No.
1. We are proposing an asphalt trail system that will inter-connect Windsor Park.
Meadowwoods, the property to the south and possible future County trail system
along County Road No. 1. We believe that this trail is of citywide significance and
should be ultimately owned and maintained by the City.
• All open space in Meadowwoods will be owned by its homeowners association.
We are proposing that Meadowwoods construct the north — south City trail so
that this public amenity is completed with the balance of the Meadowwoods
improvements. We assume that the cost of this trail will apply as an offset to
normal subdivision park fees. The homeowners association would own and
maintain lateral trail connections within the neighborhood.
Meadowwoods will provide a central sewage collection and treatment system
consisting of normal sanitary sewer lateral piping in the street and a central
drainfield in the easterly open space. We are currently analyzing options for
treatment. One such option is North American Wetland Engineering's Vertical
Flow Wetland system which incorporates created wetlands with 21st century
engineering technology. This system is currently in use throughout the state,
most visibly at the Fields of St. Croix neo-traditional neighborhood in Washington
County. The ultimate method of treatment will be selected in concert with the City
Engineer's recommendations.
At this point in time we have not as yet formed an architectural theme for the
neighborhood. We do however, expect the housing to be of traditional character.
Lyman Development Co. will set architectural standards and provide architectural
review for each home as required under the homeowners association
convenants. We expect to place a number of selected builders in the
neighborhood and the architectural review process will provide for a consistency
• of quality and the implementation of any architectural theme without creating a
• repetitive look to the homes. Most homesites in the neighborhood will be
configured for side loaded garages.
Thank you for your assistance and cooperation. We look forward to working
closely with the City of Elk River's Council, advisory commissions and staff as
our proposal advances. Please call me should you have any questions or
comments. I will be in attendance at the Planning Commission on July 12th to
give a brief concept plan presentation and answer questions.
Sincerely,
r
ame s W. riston
esident
cc: Mike Gair, MFRA
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' I ' DEVELOPMENT SUMMARY TRAIL LEGEND
• )------- ----; i AREAS
' .. ; GROSS 71.32 AC we. .miw. —— www..we. 5' WIDE SIDEWALK
. I I , LESS WETLAND
i LESS CS.A.H.*ow ?:'434 — — — 6' WIDE ASPHALT TRAIL
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I ; NET AKA 11.72 AC
milimolliwwilm• 6' WIDE WOOD CHIP TRAIL
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DEVELOPED AREA
NURSER OF LOTS 45 LOTS
,. TOTAL AREA OF LOTS
AVERAGE LOT SIZE 1,012,320 SF 23.24 AC
22,499 SF 0.52 AC
' I , UOI1H1111 LOT SET 27,999 SF 0.84 AC '
F I
• I • , whim LOT SIZE 21,919 Sr 0.50 AC PRINTED
0 6 MO
PUSLIC STREETS
RICHT OF WAY(INTERNAL) 209,195 SF 1.57 AC
1: .. I I, OPEN SPACE
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°CLOT A
578,444 Sr 13.29 AC
• OJTLOT 9
1,124,190 SF 25.11 AC :..
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1•••,-,, ' OTTLOT C 15,394 SF 0.35 AC JUL
, •.. i . TOTAL 1,718,944 SF 39.49 AC
PUMENT OPEN SPACE .51,46
I TRAILW ITS(LINEAR FEET)
I • I i • A'UTUMINOLIS TRAIL
51 SIDEVIALX 2,030 rr
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2.450 FT ' •••r•-••ViCCbittiS Frank•....l. 1._">; 1
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t WOO CHIP RAIL 870 FT
I.MITT ANO ORAMAGE EASEMENTS SHALL IE PROVIDED AS NECESSARY.
1 2.Au 01WEITSIOITS ARE ROUNDED TO THE NEAREST FOOT.
— . 3.AU AREAS ARE ROUNDED TO THE NEAREST SQUARE FOOT. _____ C1-01Shed Revision
NORTH
, • 1,7 1, 4.STREET RA KS ME StMJECT TO APPROVAL IT COYA. .--,
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1 R.90(1400W!IVIES SHOWN ARE PRELIIIIHART. 0 50 100 200 400
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