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Item 5.3 & 5.4 .'( ' i •J," li Item #'s 5.3 & 5.4 k River 13065 Orono Parkway Elk River,MN 55330 MEMORANDUM TO: Planning Commission FROM: Michele McPherso irector of Planning DATE: November 27, 2001 SUBJECT: Case No.'s ZC 01-07 and P 01-14 Request by D.R. Horton for Rezoning and Preliminary Plat— Trott Brook Farms South Request The applicant,D.R.Horton is requesting approval of two land use requests;rezoning from • R1d (Single Family Residential) to R3 (Townhome District) and a preliminary plat. If approved, this would allow construction of 149 dwelling units on 38 acres of land. The original applications submitted with the request for a waiver to the townhome moratorium were withdrawn by the applicant. The new application has been submitted under the newly revised regulations for townhome developments. Location The property is located at the southeast corner of the intersection of Twin Lakes Road and County Road 12. Attachments • Location map • October 26, 2001 Narrative from Applicant (includes tree analysis) • November 20, 2001 City Engineer's Memo • November 15, 2001 letter from Sherburne County • August 28, 2001 Memo from Historic Preservation Commission • Open Space Calculations • Existing Conditions Plan • Preliminary Plat • Preliminary Site Plan • • Preliminary Grading, Drainage and Erosion Control Plan Phone:763.441.7420 Fax:763.441.7425 www.ci.elk-nvermn.us Memo to Planning Commission/P 01-14 November 27,2001 Page 2 • • Preliminary Utility Plan • Preliminary Landscape/Tree Preservation Plan • Typical Foundation Planting Plan • Rambler Townhome Elevations (2) • Rambler Townhome Floor Plan • Two-story Building Elevation • Two-story Floor Plans (2) Zoning and Land Use R1d,Single Family Residential(14,000 square foot lots)/MR,Medium Density Residential Existing Conditions The 38-acre parcel located at the southeast corner of the intersection of Twin Lakes Road and County Road 12 is primarily vacant although there is an existing single-family dwelling unit with two detached accessory structures on it. The property has a varying topography and is wooded along the west and east sides. There is an open area in the middle which has two wetlands located in it. The topography is lower on the west side than on the east side with a change in topography of approximately 33 feet from northwest to southeast. The adjacent uses include multi-family residential to the north(8-plex condominiums built by the applicant), open space to the east (80 acre Hillside City Park), single family to the III south,and commercial planned unit development(Home Depot and Wal-Mart)to the west. There are two high-pressure gas mains located parallel to the west property line. A single family dwelling and detached garage is located in the northwest corner of the project and is not included in the requests. Project Description The proposed project is a mixed,townhome and single-family development of 149 units on 41.24 acres (gross). A portion of the site is owned by the City (Outlots A&B, Elk River Crossing). Proposed are 19 single-family units, 58 rambler-style walkout or lookout townhome units,and 72 condominium units arranged in buildings with 4,6 and 8 units in each. Three public streets are proposed; Street A, Street B and Street C. Street B will have an entrance on County Road 12 and will connect to the single-family residential property to the south. Street C will connect Street B to the single-family property to the south,and Street A connects Street B with Twin Lakes Road(previously Tyler Street). Individual driveways will serve some of the ramble-style townhomes. Private streets will serve 38 townhome units, and private drives will serve the condominium units. A portion of the project area is Outlots A and B,Elk River Crossing,which are in the City's ownership. These are located adjacent to the Twin Lake Road right of way. The applicant will need to offer to purchase these from the City prior to incorporating them into the plat. III S:\PLANNING\MICHMC\PLREPRTS\P01-14 Part 2.DOC Memo to Planning Commission/13 01-14 November 27,2001 Page 3 • Analysis Rezoning Request The applicant is requesting a rezoning from R1d, Single Family Residential, to R3, Townhome District in order to allow the mixed residential use to be approved. The underlying land use designation for this parcel is Medium Density Residential,which would allow up to 7.92 units per acre in density. The applicant's proposal is suggesting a gross density of 4.2 units per acre. The net density (total area minus land not owned by the applicant,right of way,and wetlands)is 4.78 units per acre,which would be consistent with the underlying land use of Medium Density Residential Preliminary Plat The preliminary plat consists of 149 individual dwelling lots,either single-family,rambler townhomes or condominiums. There are also three common lots provided in the plat and two outlots, Outlots A and B. Outlot A is intended to be used for an entry feature and will preserve a stand of trees along the east property line adjacent to Hillside City Park. Outlot B will provide a trail connection to Hillside City Park to the east. The project can be divided into three parts;the single family area along the east property line,the rambler-style townhomes clustered in the center of the site around the large wetland complex,and the condominium portion adjacent to Twin Lakes Road and the high pressure 411 gas main easement. Single Family Portion The single-family portion of the project is located on either side of Street C and adjacent to Hillside City Park. The proposed lots for the single family portion comply with the minimum lot area (12,000 square feet) and lot width (80 feet) requirements of the R3 District. The location of the single-family lots takes advantage of the adjacent City park facility. Rambler Townhome Portion Overview The rambler-style townhomes are located within the center of the project on private roads with access from Street B. The applicant is proposing similar units to the existing Trott Brook Farm development; however, some units will have side-loaded garages instead of front-loaded garages. Of the 58 proposed rambler townhome units, 14 (24 percent) will utilize the side-loaded garage feature. In order to do a number of the walkout and lookout style units, grading will need to occur to create the topography needed for these styles of units. III S:\PLANNING\MICHMC\PLREPRTS\P01-14 Part 2.DOC Memo to Planning Commission/P 01-14 November 27,2001 Page 4 • Design Requirements Per the ordinance requirements,the units exceed the minimum width requirement of 28 feet (32 feet). The center two garages, however, do not meet the 22-foot minimum width requirement. All garages do not meet the minimum square footage of 484 square feet. The buildings are proposed to be finished with brick,stucco,and vinyl siding. The rear of the units will be all vinyl siding except for the deck railings. The area of the deck railings should meet the minimum 25% material change required by the ordinance. Condominium Portion Overview The condominium portion is located along the west third of the site with access onto Street A by individual private drives. The building sizes for the condominium units range anywhere from 4 units per building to 8 units per building. The number of units serviced by a dead-end private drive does not exceed 6 as required by the ordinance. Design Requirements Per the ordinance requirements,the units meet the minimum width requirement of 24 and 28 feet respectively (33 and 37 feet). The garages on the end units contain 585 square feet, 90 of which are located in a separate storage area attached to the garage. The internal unit garages contain 480 square feet, which exceeds the minimum required. • The buildings will be finished in brick,stucco,and vinyl siding,both lap and shingle style. All units meet the setback requirements. Open Space The applicant has submitted a calculation of open space for the project. The calculation includes areas over the gas main easement (unuseable) and those areas at the ends of the buildings. The largest open area is 3.39 acres adjacent to Twin Lake Road;part of which is owned by the City and will be used for drainage purposes. The total open space is 5.1 acres, 16 percent of the project area. The ordinance requires 5% open space. No wetlands are included in the open space calculation. Access Access to the units will be provided by three public streets with the primary entry at the easterly edge of the property from County Road 12. Streets will be connected to the south property line in anticipation of adjacent development on the property to the south. The City Engineer is requesting relocation of the cul-de-sac on Street A. Access to Twin Lake Road will occur on the property to the south in alignment with Industrial Circle on the west side of Twin Lake Road. The timing of this connection will be critical in order to provide adequate access for the number of units proposed. The City Engineer has indicated that a discussion regarding phasing of the project needs to occur with staff. • S:\PLANNING\MICHMC\PLREPRTS\P01-14 Part 2.DOC Memo to Planning Commission/P 01-14 November 27,2001 Page 5 III Access will be provided internally to the Black property located in the northwesterly corner of the project. The City and the County would like to close the current access onto County Road 12 from this single family dwelling, as it is too close to the intersection. The driveways to the units will be a minimum of 22 feet long(condominium units)to 30 feet long (rambler style townhomes adjacent to Street B). The private driveways serving the condominium units are proposed to be 24 feet wide;they will need to be painted and signed for no parking. The private streets serving the ramblers will be 28 feet wide;they will need to be signed no parking on one side. The City Engineer has addressed other access issues in his memo. The County is requesting a traffic study for the access location onto County Road 12. Parking As proposed, each townhome and condominium unit will have two bedrooms. The townhomes have walkout basements and may have bedrooms in the basement. The ordinance requires resident parking as one stall per bedroom. Each unit's garage and driveway can provide parking to meet the resident requirement. The guest parking is required to be V2 space per unit (65 spaces). Four spaces are indicated in two separate parking areas in the condominium area. Guest parking will need to occur in the driveways of the units and on the private street serving the townhome area. Parking will • not be allowed on the private drives serving the condominium units. Grading and Drainage Grading and drainage issues have been addressed in the City Engineer's memo. Utilities Utility issues have also been addressed in the City Engineer's memo. Landscaping/Tree Preservation A general landscape plan has been submitted by the applicant. A minimum of 312 trees need to be provided based on two trees per lot, the landscape plan provides 233 trees. Credit can be given for large trees that are saved on site,but a more detailed tree inventory needs to be completed prior to credit being given. The trees to be preserved are along the east side, over the gas main easement on the west side, and in the central wetland area. A small clump of trees will be saved in the center of the project. A detailed landscape plan for around the units was provided and complies with the ordinance requirements. • S:\PLANNING\MICHMC\PLREPRTS\P01-14 Part 2.DOC Memo to Planning Commission/P 01-14 November 27,2001 Page 6 IIIHistoric Preservation The Historic Preservation Commission reviewed the project site. Stone artifacts have been found on the site. Their memo and recommendation is attached. Park Dedication At the Park and Recreation Commission meeting of November 14,2001 the Commission reviewed the request for park dedication purposes. The Commission recommended cash dedication for the subdivision due to the presence of Hillside City Park, a recreation area directly east of and adjacent to the project. Sidewalks will be provided as required on each of the public streets,and a 25-foot trail easement will provide access to Hillside City Park. Recommendation Staff recommends that the Planning Commission recommend approval of the request to the City Council with the following: Findings of Fact for the Rezoning Request: I. THE REQUEST IS CONSISTENT WITH THE LAND USE PLAN. 2. THE REQUEST WILL NOT ADVERSELY IMPACT ADJACENT • PROPERTY OWNERS OR LAND USES. 3. THE REQUEST PROVIDES AN OPPORTUNITY TO PROVIDE ADDITIONAL HOUSING TYPES AND STYLES SERVING A DIVERSE POPULATION WITHIN THE CITY. Conditions of Approval, Preliminary Plat I. ALL COMMENTS OF THE CITY ENGINEER SHALL BE ADDRESSED. 2. THE CUL-DE-SAC ON STREET A SHALL BE RELOCATED TO BE ADJACENT TO THE BLACK PROPERTY. 3. PHASING OF THE CONSTRUCTION OF UNITS SHALL BE DETERMINED AND TIMED BASED ON CONNECTING THE STREETS IN THE SUBDIVISION TO A SECOND ACCESS POINT (TEMPORARY OR PERMANENT) TO TWIN LAKES ROAD. 4. STORMWATER DISCHARGE FROM THE SITE SHALL NOT EXCEED 5 CFS (CUBIC FEET PER SECOND). • S:\PLANNING\MICHMC\PLREPRTS\P01-14 Part 2.DOC Memo to Planning Commission/P 01-14 November 27,2001 Page 7 5. THE DEVELOPER SHALL PAY FOR A TRAFFIC STUDY 4111 COMPLETED BY A CONSULTANT HIRED BY SHERBURNE COUNTY. 6. ALL COMMENTS OF SHERBURNE COUNTY SHALL BE ADDRESSED. 7. THE DEVELOPER SHALL ENTER INTO A DEVELOPER'S AGREEMENT OUTLINING THE TERMS AND CONDITIONS OF THE DEVELOPMENT. 8. THAT THE MAILBOXES SHALL BE CLUSTERED. 9. THAT THE CITY BUILDING AND ENGINEERING INSPECTORS SHALL HAVE THE ABILITY TO SHUT DOWN CONSTRUCTION IF HISTORIC ARTIFACTS ARE FOUND DURING CONSTRUCTION IN ORDER TO ALLOW FURTHER ARCHAEOLOGICAL STUDY. I0.A SEALCOAT FEE IN THE AMOUNT DETERMINED BY THE CITY BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. I I.AN ENGINEERING ESCROW IN THE AMOUNT DETERMINED BY THE CITY BE PAID PRIOR TO RELEASING THE PLAT FOR IIII RECORDING. I2.PARK DEDICATION FEES IN THE AMOUNT DETERMINED BY THE CITY BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. I3.STORM WATER MANAGEMENT FEES IN THE AMOUNT DETERMINED BY THE CITY BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. I4.WATER ACCESSIBILITY FEES IN THE AMOUNT DETERMINED BY THE CITY BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. I5.THE DEVELOPER SHALL PROVIDE AT LETTER OF CREDIT FOR 100% OF THE COST OF THE IMPROVEMENTS. I 6.A WARRANTY BOND SHALL BE PROVIDED AFTER THE IMPROVEMENTS ARE ACCEPTED BY THE CITY AND SHALL BE HELD FOR ONE YEAR. 17.SIDEWALKS SHALL BE PROVIDED ON ONE SIDE OF STREETS A, Ill B, AND C. S:\PLANNING\MICHMC\PLREPRTS\P01-14 Part 2.DOC Memo to Planning Commission/P 01-14 November 27,2001 Page 8 • I8.A 50-FOOT TRAIL EASEMENT SHALL BE PROVIDED TO HILLSIDE CITY PARK ALONG THE SOUTH PROPERTY LINE FROM STREET C. I9.A DETAILED LANDSCAPE PLAN FOR THE CONDOMINIUM AND TOWNHOME DWELLING UNITS SHALL BE PROVIDED. 20.A DETAILED TREE INVENTORY SHALL BE PROVIDED IN ORDER TO GRANT CREDIT FOR EXISTING TREES TO BE SAVED. 21.A HOMEONWERS ASSOCIATION SHALL BE ESTABLISHED FOR THE MAINTENANCE OF THE COMMON AREAS. A COPY OF THE DOCUMENTS AND BUDGET SHALL BE PROVIDED TO STAFF. 22.THE APPLICANT SHALL MAKE, AND THE CITY SHALL ACCEPT AN OFFER FOR THE PURCHASE OF OUTLOTS A AND B, ELK RIVER CROSSING PRIOR TO RECORDING THE PLAT. III • S:\PLANNING\MICHMC\PLREPRTS\P01-14 Part 2.DOC 04 � 1 v. , Eel 1 I Moog ioN o \\\ A_ — II I au \ P� f�ta�MK��gvi awr o IF ' . WI"--b--;-- ii'r,,1715117141-r i,,millak. annr r�d�t��.{p 4 -/ A ..\'`..N I :::: 1 1.05;11-1211:1V1 Ific"ff L �'� � eu��: ' ate,o O0 00 ineiCI Lir O , !� Stu. w,F. �-- - ter, _ li 1. II II < ,� l./4 i I S � HILLSIDE J NMHOE!ACME _ CITY PARK g \` , r I ' 4k.1/4 \\ t - --N . .,I\Hslihhb:\\ c,'0, ia.Ewrs �i YA 6 MI 1110: Ilfr .AL1,... \l410 Ivk CRCSSR Ok\III. ; v�tEj 1 frwv�tE1 w 1T� � 21 W \ III �\ nu ■ 1I \ \ ' 1I .a • 3 // " 't' apo k / / I I IAw.,E 1�I. t .V4. r ,,,,,,,,,, 1 1 � N •. Location Map Elk ~' Case Number: P 01-14 River• • October 26, 2001 Michele McPherson City Planner City of Elk River 13065 Orono Parkway Elk River,MN 55330-0490 Re: TROTT BROOK SOUTH Ref: 20011034 Dear Michele: On behalf of D.R. Horton,Inc. we are very please to submit this application for the development of TROTT BROOK SOUTH for your review and approval. Trott Brook South is proposed under the new R-3,Townhome zoning district guidelines and is similar in character to our current Trout Brook Farm development to the north. Requested actions include Rezoning,Preliminary Plat, and eventual Final Plat and construction permits. ZONING/LAND USE • Trott Brook South consists of approximately 41.24 acres of land (38acres plus 3.24 acres of residual ROW from the construction of Tyler Street)that is currently zoned and guided for medium density residential development(see attached legal description). At a gross density of 3.15 units per acre, the proposal is within the guided intensity for the property. DEFVELOPMENT CONCEPT Trott Brook South was designed to serve as a transitional land use between commercial development to the west,mixed-use residential development to the north, city park and open space to the east, and guided medium density to the south. Home styles and types will be the same high quality as those that have experience tremendous success in Trout Brook Farm. Carriage homes will be located in the west 1/3rd of the site and most adjacent to Tyler Street and the commercial development. These units have been modified to conform to the standards of the new R-3 zoning ordinance. Row style townhomes make up the central 1/3rd of the development, with single family homes constituting the remainder and abutting the City park and open space to the east. EXISTING CONDITIONS The property is currently a single-family home site/hobby farm consisting of rolling topography depress ional wetlands, open meadows, and a variety of woodland types. The only access is off C.S.A.H.12 at the northeast corner of the site. A second access for the property south of the site is also located here and just • to the east. Tyler Street has recently been constructed west of the site, and the County has recently upgraded C.S.A.H. 12. • A gas line easement with two pipelines extends across the entire western property line, and an overhead power line easement extends just off and along the entire south property line. The exact description and location of this easement is being verified based on the location of the power poles in the field. VEGETATION /TREE INVENTORY Because of the size of the property, and the amount of woodlands on site, the use of mensuration methods was discussed and approved. The inventory indicates that a total of 33,082 caliper inches exist on site. The type and character of trees varies by stand, and ranges from a mix of cottonwood and boxelder in the low areas, to maturing oaks and maples near the homesite and along the south property line. Other stands include mixed softwoods like aspen and birch, and a significant plantation planting of red pine along the gas line easement(west property line). Many of the wooded areas have extremely dense understory growth. SLOPES / SOILS Slopes across the site generally range from 0 to 6%,with a small area of slightly steeper slopes at the south central property boundary. Soils are those typical to the region and are generally loamy and sandy in consistency and suited to the development of homes, streets and associated infrastructure(County Soils Survey). The final determination of the soils consistency will occur once boring have been taken and a soils report has been prepared. • ACCESS / CICULATION As reviewed and discussed with staff, the only direct access to the site will come off of C.S.A.H. 12 at the north east corner, and internal access has been provided to the remnant parcel at the north west corner. The staff would like to eliminate the existing access drive that crosses the west edge of the parkland to the east. Proposed street extensions to property to the south will allow this access drive to be vacated. PROPOSED DEVELOPMENT As indicated,D.R. Horton is proposing a mixed use residential PUD to include 149 homes. The development has been designed to transition intensity from commercial land uses west of the site, to open space and parkland east of the property. Housing types will include 4 to 8 unit back-to-back Carriage homes, 2 to 5 unit row Townhomes, and standard single-family detached homes. Because of the recent upgrading and construction of abutting roadways, access will be limited to one off C.S.A.H. 12. The access off 12 is as far to the east on the property as reasonable development will allow. Two streets have been extended to the south for future development of that parcel. All three housing types exist in their own areas of the project and off of public streets. Several private streets are proposed for the multiple housing neighborhoods. The required 30-foot building setbacks will be maintained along these as well as the public streets. Existing wetlands on the site have been avoided to the greatest degree possible, and storm water ponding has been sited in the natural low areas of the site. Existing trees have been preserved where possible to provide screening and separation. A landscape plan has been submitted for staff review and comment. Parking stalls originally proposed for the ends of the private drives have been eliminated per staff • comment. Guest parking of 1/2 space per unit will occur in several off-street parking bays, and along one side of all pubic streets as allowed by code. We are please to submit Trott Brook South for your review and consideration. We look forward to working with the City of Elk River toward the successful completion of this development. Please contact me if you have any questions, or if additional information will help you with the review process. Sincerely, WESTWOOD PROFESSIONAL S RVICES, C. l- yi ' , :" Edward J. 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Box 490 Elk River, MN 55330-0490 RE: TROTT BROOK FARMS SOUTH Dear Ms. McPherson: As requested, we have reviewed the revised submittal package for the Trott Brook Farms South development. As you are aware, the development was previously proposed conditioned upon a waiver to the then in place townhouse moratorium. That waiver was denied. The moratorium has now expired and a new townhouse zoning ordinance is in effect. The revised submittal is • based on the new townhouse ordinance. The submittal package was prepared by Westwood Professional Services and had a revision date of October 26, 2001. The submittal package consisted of an existing conditions/survey plan, preliminary plat, preliminary site plan, and preliminary grading plan. In addition, detailed storm drainage calculations were also submitted. Based on our review, we would offer the following comments: 1. The plan requires a zone change from R1 d to R-3. The plan proposes a combination of 19 single-family lots and 130 multi-family units. The major streets in the development — Streets A, B, and C —would all be public. There are two private streets to service some of the multi-family units and a series of private drives serving the rest of the units. 2. Our original review required Street A to be extended to serve the Black property in the northwest corner of the site. This has been accomplished but the cul-de-sac has been left in its original location, approximately 200 feet south of the Black property. The cul- de-sac location should be moved to the northerly end of Street A. 3. The plat submittal assumes that the Developers will be able to acquire the outlot along Tyler Street that is in City ownership. This outlot was part of Elk River Crossing created by the alignment of Tyler Street. At this time, no negotiations with City staff regarding the acquisition of this outlot has taken place. In addition, it should be noted that at the north end, adjacent to the Black property, the configuration of the outlot is not shown correctly. The City, in an agreement with the Blacks, deeded a portion of the outlot to them in exchange for a portion of their property necessary for the construction of Tyler Street. • Ltr 11-19-01 McPherson[1].rev 1326 Energy Park Drive • St. Paul, MN 55108 • 651/644-4389 fax 651/644-9446 toll free 888/368-4389 Ms. Michele McPherson 411 November 20, 2001 Page Two 4. Currently, the development only shows one access point, that being in the northeast corner onto CSAH 12. This location will require a permit from Sherburne County and any improvements that Sherburne County deems necessary. The second access point from this residential area will be onto Tyler Street from the property immediately south of Trott Brook Farms South. A preliminary sketch plan of this property showing the access onto Tyler Street has been submitted. The proposed access onto Tyler Street will be immediately opposite the most southerly access to the industrial development on the west side of Tyler Street. This raises the question of how much of Trott Brook Farms South could be developed with only one access. Current zoning requirements would indicate that the longest cul- de-sac allowable is 700 feet. Perhaps a temporary access onto Tyler Street for emergency access only could be developed either on the Trott Brook Farms South property or somewhere on the property south of this development through the acquisition of a temporary easement. There will need to be ongoing discussions relative to this issue with City staff prior to any development of Trott Brook Farms South. 5. If this development does not access Tyler Street in the southwest corner adjacent to the access from Elk River Crossing, the left turn lane that was constructed on Tyler Street, anticipating this connection, will need to be removed by these Developers. In addition, • there is a driveway for a field access into this property off of CSAH 12 just east of the Black property. This will also need to be removed as part of the development of this property. 6. Review of the grading plan indicates there are some minor issues relative to the steepness of some of the driveways and other minor issues. We will continue to work with the Developer's engineer to rectify these issues. 7. The storm drainage calculations have been submitted, reviewed, and revised and submitted again. We are continuing to work with the Developer's engineer on the storm drainage issues. The storm drainage calculations for this development are rather complex because it is part of a much larger drainage area draining property north of CSAH 12 and east of Tyler Street through the same storm sewer system. In order to not exceed the 5.0 CFS maximum discharge from this site, a detailed analysis of the drainage from the site will need to be prepared and analyzed relative to the time of the peak runoff from the site. We are continuing to work with the Developer's engineer on this issue. If an adequate storm drainage system utilizing the Tyler Street drainage system cannot be designed, the ponds within the development will need to get slightly larger to restrict the peak discharge to 5.0 CFS. This may have the effect of reducing the total number of units proposed. 8. The sanitary sewer system to serve the proposed development consists of an extension from the trunk line in Tyler Street to the southwest corner and laterally sized sewer lines throughout the development. Water service for the proposed development will consist of • a connection to a stub constructed by the Elk River Municipal Utilities near the northwest Howard R. Green Company Ltr 11-19-01 McPherson[1]rev CONSULTING ENGINEERS Ms. Michele McPherson • November 20, 2001 Page Three corner of the development off the high pressure portion of the water system. The water lines are looped throughout the development. The second connection to provide redundancy to the water system will be further to the east along CSAH 12 near the main entrance to Trott Brook Farms. This connection to the second stub under CSAH 12 will need to be made at this time to provide adequate fire protection, domestic consumption, and redundancy to the water service for this area. The two stubs that water service would be provided from were installed by the Elk River Municipal Utilities with the CSAH 12 development in order to eliminate the need for jacking under the road in the future. The Elk River Municipal Utilities may want to recover their costs for one or both of these stubs through the development of this plat. Bryan Adams, General Manager of the Elk River Municipal Utilities, will need to be consulted relative to this issue. If you have any questions regarding these issues, please call. Sincerely, Howard R. Green Company Terry J. aurer, P.E. TJM:tw • Ltr 11-19-01 McPherson[1].rev Howard R. Green Company CONSULTING ENGINEERS NDS ,9rati 121 r it .tib • Sherburne County j�■W,5 PUBLIC WORKS DEPARTMENT redli ikty ..------- Rhonda F. Lewis, P.E. November 15, 2001 425 Jackson Avenue Elk River, MN 55330 (763)241-7030•800-594-5208 City of Elk River Attn: Michele McPherson 13065 Orono Parkway P.O. Box 490 Elk River, MN 55330 RE: Trott Brook Farms South Dear Ms. McPherson; After reviewing the drawing for Trott Brook Farms South we offer the following comments. The proposed access location for Street B to CSAH 12 is acceptable, however in order to best insure • the safe and efficient operation of CSAH 12, Sherburne County requires a traffic analysis be completed for the proposed access onto CSAH 12 by an independent traffic engineer hired by the county and paid for by the developer. This access will require an access permit and the applicable signage fees. We have already agreed to a right in only of off CSAH 12 for the Exception. However as you know, the proposal of a right in only for this parcel will also carry a substantial amount of residential traffic to the development. Also any traffic generated by the commercial lot (exception) must exit through the development. This could devalue the commercial property and be a constant concern to the residents of the development, as well as the City of Elk River as these ownership's and businesses change. Expect a minimum requirement of a right of right turn lane off of CSAH 12 onto Street B. Sincere , Richard D. Corbin Sherburne County Public Works • • W\\ ti*, CtyElk1 River MEMORANDUM TO: Planning Commission FROM: Heritage Preservation Commission DATE: August 28, 2001 SUBJECT: Trout Brook Farms South The Heritage Preservation Commission (HPC) reviewed the items on the 8/28/01 Planning Commission agenda and felt there were no conflicts or issues regarding the preservation of the city's heritage with the possible exception of"Trout Brook South". The property involved with this request is part of the State Historic • Preservation Office (SHPO) site 21 Haj. Scatter lithic (stone) artifacts have been found on this site. If any federal permits are required, a review of the project by SHPO will be triggered. It is possible that SHPO will require a phase 1 archaeological investigation of the site. Apparently, the artifacts found on the site were reported to SHPO by a previous property owner. Little additional information was available. The site is not on a prominent land feature and is some distance from any waterway. In the opinion of the HPC, the site is not considered an archaeologically sensitive area. However, artifacts have been reported. The Heritage Preservation Commission is recommending that any additional artifacts that are found during any phase of this project be reported immediately to the city and SHPO. City inspectors should be made aware of this potential on the site. Additionally, the HPC recommends that city reserve the right to require further archaeological investigation, if warranted at a later time. 1111 K\\` / �\ \\ \ ` L J L —J L _J z/ / • N i,� N(�N / / // / / - -1 (- - -1 II 1 \, \ <, / / / / I I I I I I I • N N � -- `i � � J / 11 I i I I I I 11'L � ` J I I I 1 7 • L — J L J L J / 1 , ......:-._ _,...---- --.-""------• ----- ----•- - __ 1 ./ h --11-- / I I / 11 `"1 RowII` 1- \ 1/�`� 26 IN FL COMMON � O r 1 LOT 34 �1 1111111 J v. * 1 � �� / DDITIONA� �� 1 ' �� ,, MOST STOUT o f W MOM 5> 4c 1 � 20 m > / g NI } I I 1 r 19 o N S0 6,7- 17 mil bc.,‘,. ii' I jam.. . \ — • _ . _ \ " .� ,:'(--k'''%2 =_ J oma.... .� f\ 1 mar ---I 1" I s,, • \ 2 IIIalit Y+ , . , . 3 'CeP \I ( i ' _ , f12.4.//-f -. ,e:°°)/'"6o. / �O7-64% , I L_ W i inv.. •_u'�. \. -"4 o � I 4 3 + t�i"/ # _J I L J 1 2 ; s �/ i■� I2_ it Row 5. . apt*•,// ` ,7, Ai • IB / I 3 Y B_e 696 (t4 Z yti i �1 ;1 , 4> W Q m 0 7 O Iilmils,- 44,• \*," ..e*A :...1 -v is3 41_ ___!.4 . 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I Soil Types X3 ~„, i \ , '* 1a:t: j ;y •F n�"�"'�r.,' £ ,€ x MAP UNIT SOIL yt 7B HUBBARD LOAMY SAND.2 TO 6% s - 4548 MAHTOMEDI LOAMY COAPSE SAND, 1 TO 6.Z is 4 If 540 SEELYE`ALLE MUCK, 0 TO 1 Z ¶. $, 2 - - 623A PIERS SANDY LOAM. 0 TO 2 Z '10 ` �4 1 , 730B SANBURN FINE SANDY LOAM, 2 TO 6% .n ., I ” 'S'r4•� i ' > 1110 ISAN SANY LOAM,0 TO 2 5 N I ,. 72608 STONELAKE-NEBISH COMPLEX, 2 TO 6 5 -- r;,� ."7,,,,,, y_ 11600 STONELAKE-NEBISH COMPLEX,6 TO 12 5 \ ^• v-.N69°444?-W ' 1361 1— Tree Inventory \`–.,�.rsa°fEY"tTlrt` 7/4 0/ (he NW I/4 �''s - ' o v£ i :EL N I t'-"Sec 7-32-26 yn q C ro, .w .o, IFa. „c„ - •w TREE INVENTORY UNDER SEPERATE COVER rn J ecw ra. .ov _,,a -a "- 0' 100' 200' 300' .r NOT FOR CONSTRUCTION Latest Iteonstorta Rld = I - - -, ,.- , ,. -, - '��' - - � yes ID/21/OI • m ._ Ji — ��" ^, .. .._.' - .. -. ., .'� '� -,10011034 00 200n034EX P1 DWG Undeveloped u D.1r 7/27/0I Sheet I OF 7 Trott Brook Westwood Professional Services,Inc. r t./0./ e-a,cart Farms South Survey Existinga Condions/ "•Eden AnagramDnve ,An.emprnma � �` �H D.R. Horton, Inc. Survey Plan Eden Pravte,MN 5534,1 0i"• �- .. Prepared fon Phone 952/937-5150 Fax 952/937-6022 (8d 2.Hasa �+ �/ 20660 ICenbrid6e CL,Suite 10 0..- 10/21/01 L .N. 11454 Lakeville,Minnesota 55044 Elk River,Minnesota J I— - 1 02001 Westwood Professional Services. Inc N / 1 ! r <NN /'� _ J —L _ J _ _ _ J < / 1 1 Existing Legal: `� 1 -� �` `�A^ (- �� 1� Y 1 The Northeast Qcorfr of the Northwest Quarter ` N n \ \ / / / r - _ - - - - �� 11 i— of Section 2. Township J2. Range 26. EXCEPT III . . : .. .... \ \ / / / / �, 1�--` y O �l�--�1 the North 1 rods al the West 10 rods ._,_ ,,, / I / l T \/ - e-hoe al the sw 1/, o/the SW/j, �. ( �'" r I / Together with / I �`, Sec TSc3.P+Z6 / / 7 I I I I S I ( / /\/ That part of the Northwest Quarter of the \ 1., • \ / / / / yr 'I 11 / /- Northwest Quarter al Section 2, Township J2, �,{-� `\, \\ • \ l� ` ! / / I I I I I IL 1'1 / / Range 26 Ipng easterly of the easterly right of N \ \ \ �l - .�, 0 ,. L - ` way al Tyler Street and southerly o/the North , �'\-�• ,i1,..4, Lei`,vii d-A..71vr� I I I ; I ' II. .' rods o/said Northwest Quarter al the Northwest I 3 3 ` T� I ' Ovor(er S bre of the SW 1/4 of the SW 1/ , - _l L _ J L f 'I `" I I . ; - _ L`,`,rcc •1. Sec 35-33-16 \ / I _ — -+ - L—,___ __I,- > __ n r, l_ 1---'7T7 �40."'O —=» ss2 .Gb #6.._•_,41.2,„_\„; 6.' , ,-'„` ,, Development Data • i2!i �-")I+'r nIi : �. _ - - _ - - - ----- — — - Total Slte Area 41 2,f 0,c t- /� L.y I IVr v 1p-� 9 C.�y --5,....-T .,__,_ Existing Zoning Rld 425 �Isti, -,, \ -J ` Proposed Zoning R-J. TOWNHOME J 7. ,1 `N line o/the NE 1/4 of the NW 1/4 1Wet Land- .< v Total Single Family Lots 19 ,M1] 1 �\ Sec 1-32-26 S 1 _ + Total Multi Family Units 130 o I "l' •oa 1 J ],+° V; ,. a> r �- t Site Density(gross) 3 151 units/ac i ,i ;y-NNG Utility E� 7Fie j9 - ' t or v 0 .1] .� \ L_ / f � 4 A Street Dedication r / t, `: - Streets A. B. C 4 881 0,c I _ �' •- - Co Rd /i1 1 001 oc t• 500 - Wet Land • \ 6' " '�' �6 •� j r Lot Areas (Single Family) ` Y I1 i' N I ` r </ i+ry 2 ', ,# -..• \ '''',,:25' a_ - i i 1,F', - Minimum Proposed 12.053± s I • ..,N;,,� ` ;COMdON LOT 34 •'�:l•o, r ]] .77 •� t Zonlnq Stondares(minimums) .• +•1 _ ) r 51 - t - Lot Width ®Setback (SF) 80 ft ,! r 1 1 xl '- - ? - Front Yard Setback 30 ft I _ I ? �1r, n,vrz snliEto • • - Side Yard Setback 5/10 ft (5 /t garage side) 0,ori b .♦ _ _ I ti l • : - Rear Yard Setback JO ft ' , , `- �1,' /,1. � >~ _ - Carne.Lot Se(boty 30 It ooi I {I /1 I I ' ISf • '_ — \ `:;_ - ..� tgJz W "P.`�W 4" A,.;:,Y.:1 7'..--f‘.„ Vicinity Map • I /1 1 ,5 11656 son, 1 <' Wet Land 1 _ was,se Rs/ - 1z 05]q '' ' 1. t ,„ , '. 'c 13 865 so It•• "cr..li ''.:tn i-•1;" 's •Eggril...! �} _ 4I 1'�/ 1if • N 2 I 136 Y6�s' *� S n esti ria, III 3 \ \ fl ip f ti°� A'�a.��• 1 n 11 n' i56 !r 12 012 son • =L`' n `.� s" I _let) `f w.; it�_ it 1 112.....,..!,...:, w,m, r: ��,� -r %///. I n 11 1 I ( 3 15fan n 9gy '03,0?,C�a�a'r 'M1 __�59� l —p•� -'I `J of �' �\a S/TE 11 tl56 z 4 e ary ,` , �J ' Z i 6 520 f¢1(` •°s�.ver 0 /// .. �"'"-`.., '.tl n ,� I E �^ 156 �'r s1 / 213 s1s son 175.�e0o,.Y• $ /j - I r • 1(l n S / L_ -_ISL e,` _4_ • ., .. CO • •.y90 a.> rV 4 '' %'ti.4 v 2 3,s 515 so, 6 ELK w RIVER CI I , '-6 +` 1 `'12.600 M III 6.n so, ..,`''•10'3 o I_ �s� J, - -.1160 ,i No Scale LU 1 rzJ ' 7/ r 6 •• ,1 \NV ,a 4, 4 13 515 so it 2.1500,sG,i 7 b}_. _ NOT[' rr• i ` _ I� I L ti J v6V S1 y1 '� le ' 152.. +� =iq a `` - The lot dimensions and areas on this Plan ore W y e _13f �J rr approximate. Refer to the Fool Plot and rIJ �P, r -5u� 'O E - 0,.o. "'� E--"' — 1 supporting data for exact lot dimensions and cu ^ i 11 I 5 1 I 1 s1 u ••/ 3s�s son �. areas `VVV\ rI n 9 a>,z0, !Y` a a J66 o ft 5 z.eao_w 11 0 J Easements other than typicols are noted on qJ nI 1II15 tit.� MO, the plan I a �6, J Typical Single Family Lot: ( c l I poi s 3 � / r0,.;0,u T- — — I r +z 1500 son i I /� - G� / I,,, a]615 6¢n: 6 u ss sou • - -J6Q- P IO•REAR UTILITY EASEMENT(TYP) LU l� r o. I J i rX �,,,. I r r- �' a0, , Q 1 ^ 9 r +2 1500 so It 1 5 0=1—SIDE YARD DRAINAGE& I I I o - w o c - '3- -10 I .515 sa --�60_� UTILITY EASEMENTCI ,z0,,z.s ,a❑ � R i• �- _5� _J+ 5 0' F- 25 LOT NUMBER ( 1z 012 — "' I - .o OL 17 o�6 n-Uo` N I,:z nh r I •.( x+3033 n I I. `J 6 7 Q. �� .3%12,1 +:r 6� 6 is z.s 5.1� Iw I I N— TYPICAL LOT DIMENSION 77 77 .2 , .2 J2 37 ,7 I I 1, LI _ 7,.`- _ I _ - u— —rSY-- �' i W 1 LOT e-r- I \ -� I TJfZ, 70 O'-7 EASEMENT(TYP UTILITY L---L3°_,____, 5 line of the NE 1/4 of the NW 7/4 TYPICAL LOT DIMENSION ',11.,,,N I Sec 2-31-16 - p„ ,a, „ai ,,.,,1 ea. L 10 o• IIIIIMMI eW • r0,•— en, .o. ecw erwMIME — I I I STREET NOT FOR CONSTRUCTION Later*e.t..oe Date 10/26/01 200' 300' 20011034 20011034PPr1 000 SO-i Date 7/30/01 Sleet 2 OF 7 1*,�.......�_www.6."_.�'w I I� Trott Brook � �� µ �J�, Westwood Professional Services,Inc. ^n"�mit /.�O/!1 'vats Grp.., Inc. Farms Ln Preliminary Plat •7599 Anagram Drne 7.-",./. Y (1t �• LH D.R. Horton, 1South Eden►r952I MN 150 F Nasek Draws 20660 ICenbridne Cit,Suite 10 ►hone.9517937 5150 Fax.95L937 51522 ark Onvieff ti7y4 o... 10/26/01 N. 16454 _- Lakeville.Minnesota 55044 Rik Rte,Minnesota o 2001'Westwood Professional Services Inc Call 48 Hours before digging C GOPHER STATE ONE CALL / �� _L_ J L — J L — — — J// // // Mn02 Tn Toll City Fee 7Areo 6800,25266 \ I _ \\\ N \ \ <\ / / > // /> — — / 'I 1— DEVELOPMENT DATA Fri • N \ \ \ \ \ C/ // / // // / I I I J \`` 1 I I I I// TotalSiteB: e� 058 4124 4AQtl \ J J / 1 I I I I I I 1 1� �_ Outlots B: 0.09 Acres ! Public R-0-W: CS.A-H- No. 12 Loo Acres \��\ \ \ I I I I I I I Public R.-0-W: Steets A, B, & C 4.88 Acres \ \ ` ` J L — J d Developable Area: 34.69 Acres I// == -- _ — L — J L _ J it Wetlands 355 Acres \ \ — — _ i Total Units: 149 Units / — — !L — — — — Single Family. 19 Lob Cam ROAD-- -- -- --- Townhomes: 130 Units Aio tZ — — — — Development Density 4.30 Units/Acre • - - - I _ _ _ LOT AREAS • .��. `\ — — Average S.F. Lot Area 13,616 SF. ' / 1 �/ ., _ _ — e Average Townhome Lot Area 2,449 S.F. r N 1 I / 1 I I, ea. , \ J / a a LOT STANDARDS ' silio . ` // '' '' r, - , Lot Width I/ I 5 r ` \ 26 128 29 311 I a Single Family 80 Feet Min Iilit \-- \. O Front Yard Setback 30 Feet I I Iitcotintor4 LOT sa �� 111ADDITION / +• � , Side Yard Setback AL I �; -� Single Family 5/10 : 15 ft. Total fill 0 ir IPONDING �11�jy. Ilasw 6 t, 4./1- a i I •• \ I �/I,cRupi i / '� `,,z — J Typical Single Family Lot: I I I 1111111111 ., �INI .��-, \ \VrV \ — 2J — r30'REAR YARD SETBACX • IJ 1 s ��\ 1110,7:",//'cI/ rr —SIDE YARD SETBACK TO LIMING AREA 1 — / 11 LOT NUMBER kIi5 U) 1 mail in. .�2�Mr 1 " r ,SpI— L4J 5' —IE 1 SIDE NON SETBACK TO GARAGE I J � SIDE (NON 1lNNG ARE4) •' 12 �,/ A I— 1-5-- —1 �� I / I 0 5 L L J' .1111.1.11W P/Inf" 4; m ;Iiir AltkOr.‘ '4> ,, 1 y L_ � _ • m L J a STREET W I — / .T.* o �.�010 r— —1 . t, tn r 1 Ill MIEra 6 4 , , 4 I____ __I iT-1 L _ _J 7; 4".".#4.* _ 1 0 g 1,am i' 1-5— —7 I '■fir kirlik 30A,,1o r irliIw IIii!!w1J 'iyiiiiiii ' p i7•i III 1.411 I !: kIIa 44; i !— ----1 t r n 1_ _ _ ___ ..,- _ !is_ .., - ini, 30 SE TRACK 3ie ii! 30' SETBACK L— __I OUILOT B • I I 0' 100 200' 300' NOT FOR CONSTRUCTION 1.1.41> tow 13.' 10/26/n M -i 2001103.4 200110345PPt DwC oak 7/27/01 s1,e c 3 Of 7 ,��,��,�_,�,�__�_ Trott Brook IIn, .4� eaa.asaon.u, o.+o.t .,,1 Prepared for. yWestwood Professional Services,Inc. ar�"m-a-- - •'r ew •- Farms South Preliminary 7599 Arugram Dnve (^} ///�� '7� PDH D.R. Horton, Inc. Site PLan Eden Prairie,MN 55344 i X. v/ 911-71r- , 1L- Cltadue Dr. wfl Phone 9521937-5150 Fax 9521937-SE22 Pnu.oa D.Haien,R I �+ I,, 20860 Kenbridge CL, Suite 10 o... 10/26/01 u..�H. 17716 Lakeville, Minnesota 55044 Elk River, Minnesota o 2001'Westwood Proless,onol Services, Inc Call 48 Hours before digging GOPHER STATE ONE CALL N \ / ,J / / / Twin City Area 651-454-0002 L J J — '' / / Mn Toll Free 1-800-252-1166 �< / .� — L — — J/ , • , / N�LOT CORNER ELEVATION 1 ' r`i' /.r J 22 / ,fir °� _I _ .: -7- — __ L..._ --;,„,-,.. - ‘'''(-1_11111111/11.' �!`�/ LOT NUMBER •.` St'. .� C , D� // �`- I / / I I DRAINAGE ARROW ' \� l l� 1' F--- - - _ _ ."�,'.rA`"� (7/I—II / 916 0- ELEVATONWALKOUT/LOOKOUTILICAADE) J9-5t* • ll ,/ ._ \ \ �• ,/ / / - �1 7��`� V `/�( 6fLOS • P.'''. N,\\ \`l _\\gyp\`C,, ,/ / I I 11 4•1 �'- 924C0---)''',...., MINIMUM BASEMENT FLOOR O. o D t ` / \'. d`,\\ \� �-J / / I I I I •1I�`-'„v ��-I z ) ELEVATION %':1 iii 5 rM � ,. / I (1.1-1 � I,�w. 1 9 ), FRONT GRADE ELEVATION i2�~ �.oI�.1i'►rUM f ^•T",i a \'�.`,:i_` „ \ I I I I , T ,) r' ` rn •�• i4�. '7f•: '�i• 7/. ft \ �.' \ :� — �� - `�_1J 'L + t .. i ` DRIVEWAY >c�t('=n'1�ss•��=vim: { '. .7 ` -- • , �o' o - ea __ _-- -4,T--,-.-----,----1:0—_L--- = �` .;.":----'r:/, , R = RAMBLER. GRADED FOR 8 0' OF DIFFERENCE FROM THE ��f :i��:�_��• � y'P \ \� -- - '-� _��moi- �-. -.y._.,-:',22-4.1:.,_---,--___;'-;-,--::=g°==_ ` _ _ BASEMENT FLOOR ELEVATION TO FRONT GRADE ELEVATION �'�1)'• •III• 7a,��, t a ��,,; _ _ AT GARAGE. • �- L '' 'tom` y y- _ 1, - - ---- �:►t'�+?•S!c� .-I_____,‘ \"- •i.l• -. •-_ _____._ '- -^--•1 r! ~-- FBLO, 510 =FULL BASEMENT LOOKOUT, SIDE LOOKOUT. "�ayi4► ,;;; ,' - •"�,� � '"� -�a i•P a _ ° _ -_-_ • •"•0.o�s m..•---- --j- GRADED FOR 5 0' OF DIFFERENCE FROM THE LOOKOUT GRADE / 1 - WASHED ROCK ELEVATION TO FRONT GRADE ELEVATION AT GARAGE S r. ' POND B1 _ }-.' \ 'OUTLET EL= 889 0 ,- _- _- • - • .— ad_. fO'2 i `�.�.�,,,.,,,,,�� ....�° _ _ �� -•O ° FBWO =FULL BASEMENT WALKOUT, GRADED FOR 8 0' OF DIFFEJ ,�_� .Cr'�. X 100 'FR HAIL aw. •Y" '."- �.ca�•_ 0 0 0 EL-;'a:7-0 ,I p ., - -"- 1 ' -•- •.-1-',,-. ---:-'• --"T" --7:=74:---- _---- Y--, - GRADEBASEMENT1 ELEVATION AT GARAGE- / / i,zICAL LOT:(. _�' rill [1,1 1o•e°•Via;;oci' 1 • •C•. \� J o• I"_Jry / 'T`rlI / '�•. •� \ 6 ,o.-.6L-. NOTE VIETLANO �,° ` 0� .i.,. t. St i ROCK CONSTRUCTION I, ��CIN., N. OUTLET EL= 903 5, N, /Je9T��241...,....... .....,-...111''�� - __ ROCK CONSTRUCTION ENTRANCE SHOULD BE �� P :•',� •I �- V�1�/ V 06 300 YR HWL L/ .0.�♦ a . l0 LO -�-• ` -, A MINIMUM HEIGHT E 1 0' AND CONTAIN i ' 'II� 2 EL ,YR g I�}•�A y Y.•. EXTRA STRENGTH FILTER FABRIC MAXIMUM SIDE SLOPES OF 4 1. • -'gib ;_., \, �r w �+` �y� � r -- t•,•' TYPE II - ADD WIRE MESH BACKINGIII 111 om IE It b `;COMMON LOT 34 ' r =a1O � c 1.1 C 'A -4•i TYPE 111 - ADD WIRE MESH ,, it A / ;�a �, 06,6s - x, -- , ,., 4 4lit 7 .,.`iss s : AND HAY BALES 0�i�. �• r\ •m P ♦ - �7/.. I` _ STEEL OR _ SOW 1 .r. �I�!. ` `Lp, 1��rt s �,/ WOOD POST ,` � ':,; -CN7'\ '� 1111'140491111111111:7°I' 4;S / '\I SILT FENCE (TYP) 't�i�II' �; �'-7 +i ,70 ' APPkOX LIMITS 1'�.,«,,/ LEGEND: -��i / .�, :.,7(,23.33.. ..._ -j K r, OF fREES-XO I)' 10-0" MAX SPACING WITH t` �� \ C°• ' { � WIRE SUPPORT FENCE STORMWATER PONDING I r_._ : .., ,k. . u.1 IL ¢��' „,CY ;” s REM/dK TYP) _ 6'-0• MAX- SPACING WITHOUT (PUBLIC VALUE CREDIT) 11113191.00 . ,. �� WETLAND MITIGATION ••11\ Ira ',ry ,1 I,j • WIRE SUPPORT FENCE I , e , _ AREA (TTP) E IMS �'4. '}., •�QFIt 1 ' '` (-- Cv L, 14111[Me'• • 'I ( ` J a�l! ," 14- - PONDING HEIGHT 9 MAX - WETLAND FILL \ 1 t ��A a .," RECOMMENDED f I i _ ,��z � D: `` """ F 009-\ :-_z'o� �•� ; I �f ' - FILTER FABRIC. STORAGE HEIGHT WETLAND REPLACEMENT PO • • 1 . _ , ��A�ls'L" �5\.:' WETLAND FILL • , -. 6� I , .,. ATTACH SECURELY (Wetland Creation, New Wetland Credit) OULiLY• E a:81)0 L f l- a2 % \4=— AREA (TYR) 1 •` ��, •.,/2 -,t STEEL OR TO UPSTREAM PONDING HEIGHT ` I ¢ �� - - 4, 36� HIGH MAX SIDE OF POST REGRADED WETLAND BUFFER AREAS SHALL • EL 8 1 4 I t•,•• 02001•Westwood P•oless.onal Services, Inc Call 48 Hours before dlgging GOPHER STATE ONE CALL ..,--\ m TwCity Area 651-454-0002 \, / / . \ L J —--- I — J/ ••, / / Mn Toll Free 1-800-252-1766 N • N •N \7 / / I I I �x., � / /� I (— I I THE GENERAL UTILITY NOTES 10 , �•� \ N \ \ D\ I C / / / I I I I I I II I I I I / • ANO NOTFY THCONTRACTOR OWNER OF VERIFY ANY DIFFERENCES CONDITIONS PRIOR TO CONSTRUCTION i� �l_I� o \ \ \ '` \ \ �,/ J / / I i I I I I 1 • UNLESS OTHERWISE NOTED. ALL MATERIALS, CONST TECHNIQUES AND TESTING SHALL / CONFORM TO THE 1988 ED OF THE "STANDARD UTILITIES SPECIFICATIONS FOR WATER D \ \ \ I I I I I I I MAIN AND SERVICE LINE INSTALLATION AND SANITARY SEWER AND STORM SEWER \ / INSTALLATION BY THE CITY ENGINEERING ASSOCIATION OF MINN• AND TO THE cv '� ----------- \ _ J — J L I 'STANDARD SPECIFICATION FOR HIGHWAY CONSTRUCTION" MINN DEPT OF TRANS, o \ \ va o da va-- J I JUNE 9.1988 INCLUDING THE CURRENT ADDENDUM THE CONTRACTOR SHALL BE \ — — —� vv--O_ REQUIRED TO FOLLOW ALL PROCEDURES AS OUTLINED BY THE LOCAL AGENCY • o �1'P ��'YIY �- • THE CONTRACTOR SHALL RECEVE THE NECESSARY PERMITS FOR ALL WORK OUTSIDE REMOVE PLUG t CONNECT \ "i P. —a _S_ OF THE PROPERTY LIMITS TO EXISTING I6"DIP WATER ..„....---:::1- •.a • 0 DIP w/tc'.e•TEE k lfi" _ v • SEE ARCH PLAN FOR EXACT BLDG LOCATION SEE SITE PLAN FOR LAYOUT DIMENSIONS DIP PLUG vv SERVICE ENTRY LOCATIONS TO BE COORDINATED WITH THE ARCHITECT e•PVC STUB CG 0 av— O o aa_ a o IE•PLUG=8912 T� • VERIFY EXISTING INVERT LOC k ELEV PRIOR TO BEGINNING CONSTRUCTION � DIP PLUG ATi \ PROPERTY LINE THE WATER SERVICE SHALL BE INSTALLED WITH A MIN OF 75 FT OF COVER- THE ' \ �- — — — — / • CONTRACTOR SHALL VERIFY THE CITY AS-BUILT CONSTRUCTION PLANS TO CHECK (' \ \ a_ LOCATION AND MATERIAL TYPE MH-22 Ic =901I;i.. RK 9.31J a • ALL STORM SEWER PIPE SHALL BE CLASS S UNLESS OTHERWISE NOTED IE=893911 ` 1 \ /‘1% \ •� • THE CONTRACTOR SHALL CONTACT "GOPHER STATE ONE CALL" FOR / 1 • FOR UTILITY LOCATIONS PRIOR TO UTIUTY INSTALLATION I I MH-8 \ � tR=900 7 Q ► Fo f I I IIego 7 ,� ` \ �� 0 ICOMMON LOT 34 811-21-•- / \iiiiitipl ��. 1 RE=9113.7.� � E=9000 �, `� O TYPICAL VILLAS UTILTI SERVICE LAYOUT • I YH-z}—,V �• `�� _�VE:901 E=911 1 uH-25`� `111111"1.11.1 - 4 / RE=006 ' IT .'-��' / IE 900 6 i f ' Ir I1 } 1 911-7 -• f>• .. ►. a I �� RC=903 9 I - / \ E=889 9 MN-20 MH-194. �•� �-��' / \ RE=9201 RE=9105 PR,/ DRIVE 8 I� — I ��.wR- -- IE=8991 1�� IE=8963 ;� _=9099ROP) I 4" OP WATER PRV I ,=r ,:1W _ \ 1 RE if NE=8998 2 L- SER SCE (ttP) �! 1,` ♦//%�� IE=e98 9 2V. \ 2 5'CLE RVC SAN SERVICE ' 1, i7•�1� \ NH-26 N/CLEAIi OUT (TIP)� • _ RE=9094 F- 1 H "_ \ IE=897} —I 1 J .-� iil' MH-18 ) 3 RE=611 9 E=818 G W ,.■, ,�i .--- — c 4 r 6 •VC SAN .ERvtCE _1 W/1 LE AN OUT (TYP) I lij MH-6 '. or' Iiii '• uN-16 2 _ 5 PRv — — itiMMI :iii� V RIEEe e i��mII H- ,,••V. IEE sot's 5 DRIVE 9 , \ W .., simik,„ ,...iillwie .min-W, A'al 44,1: �,�.\TOW ��Alli 3 6 3 0 f902 �7• . . i � MH-27 `_ 1' 'V RE-921 0 -4- ..J W MH-2 ..� 4�•�17Sip * 4 REA92 9 fir, 7 - c'l -' RE=901 _ -7-- • E%NH-106 IE=6660 �, A.\�'.►� RE=909 II I ,�L //'' X'RE=ee3 o1 ..��• �j 1 `S�\_.�' leW. _ '0.' - (� Lf--•�� I �� l` / E%e•1E=8621 ,s , E=899 2 - 111111 •' NH-1(OR W RE=8920 \� ESE 6917 • / , 5 8 QDROP IE E=863 9 `6 N=887 1 rv 1E w=863 4 �} ► > �o8•PVC 'Ma �� /1.1H_1� 3 - Q 1 _ 1l// \♦ 4. IE=092 3E46 , _\\` RE=902 5 4�C4' ,11101 4211 6 a4 • e PVC I _eafi 7 � �� 44 r 44 LEGEND X ril •—_-J wn-13 CONNECTREMOvE PLUG& r , I I lit Till, 11110:9 1 , 1EE896667pl./VSTING PROPOSED Ex57 NC 8 PVC Iw' 0 — SANITARY SEWER SANITARY SEWER —4— STUB, IE=863 C 7 - uIII II II .' uH-2e WATER WATER —I— 1 c '!.111:16 dilib i. NALVEw/ % n' �RE=9221 11 ° NH-IOA ( )� f IE=9101 HYD W/VALVE HYD W/VALVE -�} RE=9046 " �• 8 •/ STORM SEWER STORM SEWER —N— IE=892 e r OUILOT B DRAIN TILE104-14 -—-«—— 8•DIP PLUG AT 8•PVC STUB M8-11 RE-90 A, PRDPERTY LINE IC •PLUG=893 4 RE= RE 90 8 8-DIP PLUG AT 7 IE=893 I 1E=897 8 PROPERTY LINE e _ -~ •- 0' 100' 200' 300 III NOT FOR CONSTRUCTION Latest Revision Dm,.10,26/01 M-1 20011034 20011034u IPI OwG Date: 7/27/01 Sheet 6 or 7 _ _ _ Trott Brook 1 f=+r •r+. -•r Y,No•r _�.An �, Prepared for. � ��1 .�a�r•.�. Farms South .7599 An 5vood Professional Services,Inc. +•1i-•.. �4 r7.• •r •- •• o.a•a •OH D.R. Horton, Inc. Preliminary Utility 7599 Anagram Drrve (• ^} /�/ 9.11 I '7( Eden P14111,,MN 55344 "C.- V 1- 13- Wry Plan Phone 9521937 5150 Fax 95L937-5822 lruta�Hagen.It / 7 20860 Kenbndge CL, Suite 10 xod 13.4=1•.fr7a•.e D..e 10126/01 ��N. 17716 Lakeville, Minnesota 55044 Elk River, Minnesota 1-- --I 02001 Westwood Professional Services. Inc Call 48 Hours before digging: GOPHER STATE ONE CALL N . _ / 1 Twin City Area 651-454-0002 \\ N \ -- _ — — — — — — — - / / / I Mn Toll free 1-800-252-1166 a. — Plant Schedule Landscape Requirements '� \ ' \ • ` ` — '- — — - - ,- _-__ / I -----r----...1-- , REQUIRED(5709 65/40 = 143 trees) 4 \ 0 . \, 1 ` 1 I PTY SYMBOL COMMON/BOTANICAL NAME SIZE Trees on site-(1007.) 143 r Overstory(505) 71 �` < \, \ 1 i n 4 - OVERSTORY DECIDUOUS Hockberry/Celtic occidentalis 2' BB Ornamental.(255) 36 �. Common Thornless Hone ocust Gleditsie trican thcs nor inermrs 2" BB II y\� \ 1 - 158 N / Coniferous:(25%) 36 1!..,,,, ,\',`\ \ I r -��,,7. Fall Gold Ash/Erasmus mere'Fall Gold' 2-BB Nom\ \ , __ a �'f►a Patmore Ash/Erasmus pennsytvanica"Palmwe" 2'BB PROVIDED "�.� . •1►�' Northwood Red Maple/Acer rubrum 'Northwood' 2"BB / . , \ \ _ •- - II Swamp WHite Oak/Quercus bicolor 2"BB Trees on sitfor 233 ` \ \ �` k Northern Pm Oak/Quercus Nnpsatealis 2"BB Overslory 15E \ \ = _ - Ornamental 36 \ Ree Oak/Quercus rubra 2"BB Coniferous: 39 „\' v`7'''',tiA _ 1 OVERSTORY CONIFEROUS Colorado Green Spruce/Picea pungens 6'BB •-'� \ - _ - — — _ - :A___...t _— - - - - 39 r•('�O Black HAIs Spruce/Picea statics'Densata' 6'BB TREE INVENTORY AND PRESERVATION CALCS UNDER SEPERATE COVER. .L_`i ` ___-- --- - . - C9 Austrian Pine/Pinus nigra 6'BB '� __ _ _ Scotch Pne/Pinus aytvestns 6'BB '1111 `� .,„____ /7/.:___ 2 , -.' ��/��" 04 _-__ ,__ _ __ _ _ _____ -_--• __ _ ___ �N ENT L/M105 Y TREES Tree Inventory/Preservation Calculations /( ((/ � 7�w•� � ,.�-—' —'� � - _-- __. _ _ � �'�` t _ 36AM A/,V TOR Spring'Soo. Crab /au sss-Spring $naw�r 15"BB / all ' '�• �� 6 �1 r�- ® p Thornless Hawthorn/Crotoogoa«usgdl.'Inermu' 1 5' BB NOTE INVENTORY WAS CONDUCTED PER STAFF DIRECTION USING arwenr �' q` 7i►' iti� r %� �QI►I��►; ri ! E1 r ' Japanese Tree L4ac/Syrnga reticulata t S" BB FORESTRY MENSURATION METHODS IIIIL �p�l :'� ,y ` — — — __...1 � � '�1 l�� Quaking Aspen/Populus lremuloMes 7 5' BB I:1 r ��b \ _� { �f' �► Total taupe.hence inventoried- Total ventoreo- 33.002(toot) l'0'jli' ti \ `� � -�� ► ' 1 Total caliper inches removes 25,646(viz) r �; I I rl �`• ��\,�/ L. +!1 II�� Preserved Eeohng Trees It- � ��=�'�v* \�' r, r, �a •d`k �� Told caliper inches saved 7,436(23z) 3�� a ll,IIE, 1�� w/,I4►�~ \ �/�160 Tib �1 , III ; �` „ / �y__.�i� !i: !ilk' NN r! °) •I a �lE•.1 lY i 411 alb01�� o�i r I,1 I ., NOTE QUANTITIES ON PLAN SUPERSEDE 115T QUANTITIES IN EVENT OF DISCREPANC` �erBtOry Tree Detail i tJ 1 � / •,� A� I-W! e .u.Ra�• yb;e 1j .....•......rte. `.w. i 11 •��"a�/ i �• I� e. •' .a ` www ..n.r�v .sit R ►4 p • /1�4 (l/J I Planting Notes tilili.21 ..� 7J o '��/' i/. . 5 e *- ....-.::::":17......:.: ,.G::^�' ....�..,...� \I .D.6 *L AIN 1 �� ` :I MO ~ � ,� ,1 \�•�\ Londscope contract«shell visit site r to submitting bid to become �' .ww .. -7:7....:-..,...77, ��,.... � 1 1111111111Fri •i! I��►w •, aioI, 4., I� completely fpma•or wsth the site conditions. �� 0 IL I �!� ►4 1 It n the responvD�bty of the contractor to identity all underground cables. -.r^.. 7 conduits, we es, etc on the properly • _ .n.^w spec..... I 1(6'1] �I F I 1 �I►�•�Uk�� .I I/ No planing wit be installed until 011 smiths and construction hos been ,••',�� www r rot.w^ .tri I •I I t � ' 111M,A�u.a' �, `kV! /,/. ski+ / _ - completed in immediate arca A'�.�J'a l?O°O,. � t'eller. ,•yiv• coni con.lee.no.me.. e..r..... lu I I .��+jj• tali* �, i1` The landscape contractor soon De responsible f« find grading prior to sotldng „3•,o;,vyv' ' 0 t �D Vl', `1 1.�I' �i� �'s OWE operations ° •....,..O...,". �1 y '�I \ \ t, 14 441 If there is o discrepancy between Ins number al plants shown on Ins plan and s.av suit re.w�iiia^..wm�... • ■f \■ �. the number of plants shown in the plant list. the number or plants shown on the J I �`. 11E }t► \ \ w� M i0�� pion well take precedence .�'iZI��11►• 1. + ) 1 p specimen quo y approved by pe �� ID�' �I « \ %, 0� �R iia All lents :ell be d m end vied the Londaca I Iler ,��►�w_. _; / taC4 ''✓'aS TN► .� / Architect and Owner prior to installation Planta shall have normal, Evergreen Detail ��Z1�'�q ' - le �, I well-developed branch systems a vigorous fibrous root system: they shall be g��: ' , ,Sri ��2 1O sound,healthy,vigorous planta from defects,disfiguring knots, sunscafd nynes, 11D ACIV I ��y►��_ p ". �`. i}4 ►!�. �1! Peres ons or Ins bark, plant diseases, msec(eggs,borers pod dl forma of I =! J � ttI f R♦ ,��0 'i.4- 0, ( • 9►1 �/ - }1 - nrestotwna An::. anta anon be nursery grown wee >0pro pct« vI �,S �� /� / ��1 �� { or grounticover tats to rive through the first calendar year from the time ' L«R n1R1 ««^� �.7 ' < +'�.4 tAlt V� of f al acceptance by the Landscape Architect and the Owner All plants shill -_-.4„..,,,, ^„r"� 11111 ., , e1 A� — be dive and in normal satisfactory growng condition at the end of the` gI `�j IIPj�uV►`• * �� . e061° , 11\14 it • _ qu«ontee penoa -_ �', �o..�..w+..,....o.,.1/.• ti ��! ��,1./ ,� A ��D` w fib( we..u,_l-w.. I �� a •I►� Fou inch deep shredded hardwood bark mulch over weed earner fabric will be """+ �''- ''';',.::72,-.'r.... ' ' ' r• 4►� k 11�• installed around an trees that ore isolated from ground cover areas r..„„,,,,--,-....;,„„„, x"•H��;., +- v�"�,� •'`�' Ole rAti .m.1117.11 111.rimos. re el ' ��_'�'„� ., ”. �410 '40 O f's1`�- i • Wroppnq materiel shun De first quakily, heavy,waterproof crepe paper "-'^+"a„ ....f w'it"'w':'"" e ,ll ' yh 'If)�.�. y, �� i) - manufactured f« this purpose Trees shun De wrapped Prl«to 12/1 and "+,:,� „• r /i I' .'�� ' 1�� ..7 • \ .►` 11� �►`' , moved after 5 " 7!*qi! 5 �,•"N'`�-"" _ J •dl''�I. �� . a��•, I Tree eayw g.n all areas anal be optional me landscape ao traal« anal be s .0�'�•»�» .=�. .� �../•� �.1 I��"1 11201-/' ' ' 1 •111 responsible for maintaining trees n straight upright condition for a period of .., -00 not ♦i► y� Q► 1� f twelve shins tensions ns nnptipn-a :c;:'':�o►,� .� . 1`'�'►e '1' i �I.' ail ;.. ._ ;,<; �'_W. ._ � �, vr�;ye �I 1►% �� \� ■■ stake dI trees.n Ins held pis« to eggng Landscape Arcnded to appro <;;\os 1 .1��linellli' ✓♦t i " �►�� ,�i � / all locations prior to hstdlation. ° ..... . ...�.n W , _ • inti_.ter. I - lite, t,�•.� 1�1� lilt il�,�./ � Verify all existing Trees on site to be coved parlor to any planting of new trees �-•• ce ��i ��7 f� '� .....1� ��i' � '�`��J'� I All sod supplied shell be of the highest quddy cultured sod available. . �' `I•i: �� _ -4011.41.1,4h, y �> _ �� , Contract«shall be responsible for the wotenng of all freshly sodded Iowa X LU'— ` una e t lithe An t w nn the owner takes fun re onsibilit i � � r, . a ; pre z a0 d er he ale g sp y ■/ "..g.�,�..,.� .�t I ,►.� far=aid ia II :111 �� i a1 1�� I►• t An e 1 tree shall have I d with a 4'deelitt �I •e vergreen/overs aril groupngs Po y edging p shredded bark mulch N :+7 [+.1i ?'.l •v 1e.,•. � �U '�� I M CI _ Ie ,, 11! , Plonlnq de,ous represent adequately dronetl ami conditions me contractor I `A, "� _cies=arami Ag' j anode a erase discreeon n setting plants 1"-3"higher in poorly craned nous J - - . w��) 111 ,' •� . ...Num-3jl`� ,� ? The contractor is. �I. !` • _�� droned responsible for prondng adequate drainage m heavy,poorly impervious soils Backbit sou use cultivated and amended sod excavated from planting holes- , - Remove all debris including rocks larger then 3'in die 0 4 rcrI ,.,t o. \ N Fa.— ,°.— ,o, ,a. ,u,,, ,ov ,n.— ,w ,a. ,cw ,ov - a I. I - 0' 100• 200' 300' NOT FOR CONSTRUCTION Land Itnanon Dote 10/26/01 0 m — 1.1-1 20011030 00 200110341.191 DOG Date: 7/27/01 Sheet 7 OF 7 Trott Brook I a...r ewer Or+..Or..r..r.w..r_w w sev„� Prepared for. amird c. Preliminary Landscape/ Westwood Professional Services,Inc. .'• 0"`° ""'`a D.R. orton Inc. •7599 Anagram Drive g.4‘,,—e Farms South Drum @ Tree Preservation Plan Phone 952/937-5150 Fax 952/937 5822 OSd 1.Haack ASW 20660 Kenbndae CL,Salle 10 e�.a ll..vda Whirs Lakeville,Minnesota 55043 L _ �k River,Minnesota ».e 10/xiNl 11�.N. 1H5f 02001 Westwood Professionol Services. Inc • Typical Carriage Home Plantings Typical Townhouse Plantings _ � - ' ,t•�:" s"'"."'— , �r 898 — 1 0. (4)Mpr GerardT Gw7ctEr kr*. _„.., N . .. . . . kl• i . _ _ --- ]4•M, �. ` M YM '5 6r••n Jn • / D• . , .•. I ,4.5PRp.. 1.1111 . killi" . 4114 lel • - -eplr.o �1. c. to-.s4"...conrr ''''""4'4k IpliP �� ' �n� . .:,�tA . ' INI e• •LOW _ e 'Itt ; -_____ _____ 1 11111 j_____________:_ AI lIP . 11010:411 \ ___, 1 1E' -ow_ , IIIn,�ara _________ 4 _________ _k I 4 34'NT;LOHT ' kipple) \ 5.0 6r••n Jn- r --Ali-- '-----3 3 •. D'SPUD LOAM L _ Nc•.•5pk•o •.• J 2'M • r t I lin 1.1 14/Mc.oj'•M.•Pat•n41b Ap LOM orR -�I , D•M.,LO.T ' aire ` �� (�!car. .�D•gww IL M ',; .411. (1/RD •l.W 24 t5.RD artan l M DTock .1, , 4 2 -- aP •. Illi Ta eM. 1r prLLI I 1 111. N _ ate. 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II �L:11.1k g1111 4 MOM rii II s F �;�\ II� � t� IIhFx§ II � 1111 l C O 11 ('D,,,1k1`o""'); d • .ejLK; :,410•H o iy�l 0 1 E c - § SAQ 16111 - �1%all £ I I x ; 11 I �`! I I I = IIII 11 Z II a 'Ml�T. �ffr^1 II -I I n--:.rim-- -- is.._.-:.w__- -- •-�r..<.ni---Ly..: � i. DiiH AVE'I AI{ )MH i0'HLMK 1 •'4•• p11C lii41 e', IIS lK41 liallAil 2-1 1'-r r-r 4-C 4•i' 1-f 1.T 2'7 OM 647 174 17-P b'-0' MOE 27-i. 7-0' 32-b- 3r-b' 7-P 71 47 taT II • Elk River MEMORANDUM TO: The Planning Commission FROM: Michele McPhersor;'Director of Planning DATE: November 20, 2001 SUBJECT: Comprehensive Plan Review At the City Council meeting of November 19, 2001, the Council directed staff to work with the Planning Commission to develop a recommendation regarding the process by which the City's Comprehensive Plan will be evaluated. We will be discussing this issue at the December 11, 2001 Planning Commission Workshop. • Prior to that meeting, I would like for each of the Planning Commission members to identify the following: 1. What issues of great concern should be evaluated during this comprehensive plan review? 2. Is there a need to implement some type of moratorium that would affect building permits, preliminary and/or final plat applications, etc? Would these moratoria affect residential, commercial and/or industrial developments? 3. The preferred process for plan review (i.e., Consultant facilitated? Staff facilitated? Steering Committee such as the 1995 process?) In order to formulate a detailed recommendation of the City Council,it will be helpful for the Commission members to think strongly about these issues. If you have questions, please feel free to contact me at 441-4902, or Scott Harlicker, Senior Planner at 441-4914. Thank you. MM:jak