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Item 5.3 • Item # 5.3 Ji City of Elk River MEMORANDUM TO: Planning Commission FROM: Scott Harlicker, Senior Planne '1 j DATE: February 26, 2002 SUBJECT: Case No. P 02-03 — Request by Cascade Land Company for Preliminary Plat , Windsor Park 3rd Addition • Request Consider a request by Dynamics Design and Land Company for preliminary plat approval of Windsor Park 3rd Addition, a 93 lot single family clustered development. Location North and south sides of County Road 33 at the Macon Street alignment Zoning/Land Use Ria (Single Family Residential) and Al (Agricultural Conservation) / LR (Low Density Residential) and A (Agricultural) Attachments Location map Memo from the City Engineer Letter from Sherburne County Highway Department Narrative from the Developer Development plans • • Overview Existing Conditions The plat includes 196 acres located on the north and south sides of County Road 33,about 1/4 mile west of the intersection with County Road 1, 162 acres are located on the south side and 34 acres are located on the north side. Overall the land is a mix of woodland,wetland and open fields. There is a 240 foot wide NSP powerline easement that transects the property diagonally from the southeast to the northwest. Of the 196 acres, 90 acres are wetland and 106 acres are upland. The property north of County Road 33 is mostly upland with two isolated wetlands.It is hilly with a mix of open fields and woods.There is one existing single family home on this side of the road that will remain.This property is zoned Al (Agricultural Conservation).The minimum lot size in this district is 10 acres. The property south of County Road 33 is lh wetland and 'h upland. Two upland ridges separate the wetland. The wetlands and ridges are a mix of woods, open fields and open wetland and the east 12 acres are open fields. There are 2 single family residences on this property, one will remain and one will be removed. This property is zoned Rla (Single • Family Residential). The minimum lot size in this district is 2.5 acres. Project Summary This subdivision is unique in that the project includes land on the north and south sides of County Road 33. There are 92 residences proposed on 162 acres to be located on the south side and 26 acres of open space and an existing residence proposed on 34 acres on the north side. There are 136 acres proposed as preserved open space, 110 acres south of County Road 33 and 26 acres north of County Road 33. The project will include trails, both public and private, that will connect an adjacent development. Analysis Density Cluster subdivisions are allowed in both the Al and Ria zoning districts on parcels 20 acres or larger and if at least 50% of the eligible land is kept as protected open space and a community septic system is utilized. The base density of a cluster plat is based on the underlying zoning district density times an automatic density bonus for the septic system. The density equations are different for the two zoning districts. The Al equation is as follows: (34.54/10 = 3.45 lots)times an automatic density bonus,which in the Al district is 2.15, (3.45 x 2.15 = 7.43 lots).The Ria equation is as follows: (157.50/2.5 = 63 lots)times 11111 an automatic density bonus,which in the Ria district is 1.15, (63 x 1.15 = 72.46 lots).With • the bonus allowed for the clustered subdivision the applicant is allowed 80 lots (73.43 lots Al + 72.465 lots Ria). Additional Density Bonuses Additional density bonuses can be achieved by meeting several standards equaling 5%bonus each. In this case the developer is requesting the following additional bonuses as shown below. The rational for these bonuses are outlined in the applicant's attached letter. Rla Al Create an endowment for open space 3.1 .17 Provide public use of open space 3.1 .17 Architectural and landscape theme 3.1 .17 Lots less than lh acre 3.1 .17 12.4 .68 13.08 Total bonus lots Based on staff's calculations the developer,if the Commission accepts the additional density bonuses, is allowed 93 lots for this project (80 + 13.08 = 93.08 or 93 lots). • The developer is also requesting one additional lot be allowed.The proceeds from the sale of this "community benefit lot" would go to the Elk River Athletic Department. The Subdivision Regulations do allow for this type of bonus lots.The addition of this lot would be at the discretion of the Planning Commission and City Council.If this additional lot is allowed, the total number of lots for this project would be 94. Layout Streets There are two main access point from County Road 33 into this development.Joplin Street is at the east end of the plat and Queen Street at the west end. There are 3 main streets through the project,Queen Street,Pascal Street,Naples Street/215`h Avenue/Joplin Street and 2 cul de sacs,Queen Circle and Naples Court.Naples Street/215`h Avenue/Joplin Street runs east to west through the plat and Queen Street and Pascal Street run north to south. Pascal Street will be platted to the south boundary of the plat in order to provide a future connection to the property on the south. The streets will be a typical rural section with bituminous curb and gutter. Sherburne County Highway Department has reviewed the plat and their comments are included in the attached letter. Lots The developer is proposing 94 lots.The will range in size from 11,690 sf.to18,032 sf.Most • are between 12,000 to 14,000 sf. All of the new lots are located south of County Road 33, abut open space and are at least 80 feet wide. There is one lot on the north side of County Road 33 that contains an existing home.Included as part of that lot is land that is intended • to be used for future right-of-way to provide access to the adjacent 120 acres north of the 34 acres on the north side of this plat. Outlots Four outlots are proposed on the south side of County Road 33. Outlot A is 43.65 acres,it consists of wetland and area that will be used for wetland mitigation;Outlot B is 4.22 acres and will be utilized for a drainage pond;Outlot C is 37.47 acres and is about 3/wetland,and Outlot D is 29.67 acres and is about 3/ wetland. Outlot C contains the community septic system. One outlot is proposed on the north side of County Road 33.Outlot E is 25.96 acres.This outlot will be dedicated as a city park.The NSP power line easement cuts diagonally across this outlot. Open Space On the south side of County Road 33, Outlot A, C and D comprise 110.75 acres of open space. Of those 110.75 acres, 81.9 acres(73%)is wetland.On the south side of County Road 33 most of the upland open space is located on the east end of Outlot C.There is also some upland open space along County Road 33,along the south boundary of the plat and behind the lots on the west side of Joplin Street. IIIOn the north side of County Road 33, Outlot E comprises 25.96 acres of open space. Of those 25.96 acres, 4.1 acres (15%) is wetland. The Park and Recreation Commission has recommended that Outlot E be dedicated to the City to meet the park dedication requirement,however,the total credit will be 18.1 acres;slightly less than the 10%allowed by ordinance. There is 136.71 acres of open space total included in this plat. Of those 136.71 acres, 86 acres (62%) is wetland. The ordinance requires that 35%of the open space is buildable area. 84.11% of Outlot E is buildable and 25.23% of Outlots A, C and D is buildable. Overall, 36.67% of the open space is buildable area. Trails The developer is proposing a trail along a portion of the south side of County Road 33.This trail will extend from Queen Street to a proposed crossing of County Road 33 at the west boundary of Outlot E. Staff is recommending that the trail be constructed along the south side of County Road 33 from the west boundary of the plat to the east boundary of the plat. This will be the initial segment of a trail that will run between County Road 32 and County Road 1. The trail should be a 6 foot wide bituminous trail. The developer is also proposing a trail connection that will connect with the existing trail in Windsor Park.The trail should be bituminous and connect the trail in Windsor Park with the • new trail along County Road 33.This trail along with the trail along County Road 33 would be for public use. • A private woodchip trail should be constructed along the south boundary of the plat connecting Polk Street with the new trail connection to Windsor Park.This woodchip trail would be a private trail. A sidewalk should be installed along Pascal Street from the south boundary of the plat to Queen Street and along Queen Street to County Road 33. Grading, Drainage and Utilities Grading, drainage and utility issues are addressed in the City Engineer's memo. The developer id proposing to fill several wetland and will be required to provide wetland mitigation. Landscaping The landscape plan includes 160 street and front yard trees. The ordinance requires 2 trees per lot. The applicant is proposing 94 lots;the landscaping requirement for 94 lots is 188 trees. The applicant is also requesting a density bonus for landscaping.This bonus should require additional landscaping above what is required by the ordinance. The applicant is proposing a spruce or pine tree to be planted on each lot.It is not clear if these trees are to be in addition to the 188 required by the ordinance. • Park Dedication The Park and Recreation Commission recommended that Outlot E and a small cash contribution be accepted to fulfill the park dedication requirements. Well and Septic The project will have a community septic system and individual wells.The septic system will be located on Outlot C. Recommendation Staff recommends that the Planning Commission recommend approval of the preliminary plat request for Windsor Park 3rd Addition with the following conditions: 1. A DEVELOPERS AGREEMENT OUTLINING THE TERMS AND CONDITIONS OF THE PLAT APPROVAL AND INSTALLATION OF IMPROVEMENTS BE PREPARED AND EXECUTED PRIOR TO RELEASING THE PLAT FOR RECORDING. 2. ALL COMMENTS OF THE CITY ENGINEER BE SHALL BE ADDRESSED. 3. A HOMEOWNERS ASSOCIATION DOCUMENT BE PREPARED SUBJECT TO THE CITY ATTORNEY'S REVIEW AND APPROVAL PRIOR TO FINAL PLAT. 4. STREET LIGHTS BE INSTALLED AS REQUIRED BY ELK RIVER UTILITIES • 5. A LETTER OF CREDIT BE PROVIDED TO THE CITY IN THE AMOUNT OF 100% OF THE COSTS OF THE PUBLIC IMPROVEMENTS. • 6. UPON COMPLETING ALL OF THE IMPROVEMENTS AND HAVING THEM ACCEPTED BY THE CITY,A WARRANTY BOND IN THE AMOUNT OF 25%OF THE IMPROVEMENT COSTS SHALL BE SUBMITTED TO THE CITY FOR THE PERIOD OF ONE YEAR. 7. SURFACE WATER MANAGEMENT FEE IN THE AMOUNT REQUIRED BY THE CITY AT THE TIME OF FINAL PLAT BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. 8. A SEALCOAT FEE IN THE AMOUNT TO BE DETERMINED BY THE CITY ENGINEER BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. 9. A GRADING AND EROSION CONTROL PLAN BE APPROVED BY THE CITY ENGINEER PRIOR TO THE ISSUANCE OF BUILDING PERMITS. 10. A DEVELOPMENT PLAN BE APPROVED BY THE CITY ENGINEER PRIOR TO THE ISSUANCE OF BUILDING PERMITS. 11. ALL GRADING BE CERTIFIED PRIOR TO THE ISSUANCE OF BUILDING PERMITS. 12. OUTLOT A,OUTLOT C AND OUTLOT D BE PLACED IN A CONSERVATION EASEMENT TO BE HELD BY THE HOMEOWNERS ASSOCIATION OR A QUALIFIED LAND TRUST. 13. ALL MAILBOXES BE CLUSTERED. • 14. A TREE PRESERVATION PLAN BE APPROVED PRIOR TO RELEASING THE PLAT FOR RECORDING. 15. ANY TREES OFF SITE OR ON SITE,NEAR THE LIMIT OF GRADING THAT ARE TO BE PRESERVED, SHALL BE FENCED WITH A SNOW FENCE AT THE DRIP LINE TO PREVENT GRADING, COMPACTION,OR STORAGE OF EQUIPMENT, DEBRIS OR MATERIALS.STAFF SHALL INSPECT FENCING PRIOR TO CLEARING OR GRADING COMMENCING. 16. ALL DISTURBED AREAS SHALL BE GRADED AND SEEDED. 17. THE DEVELOPER SHALL INSTALL THE BITUMINOUS TRAIL ALONG THE SOUTH SIDE OF COUNTY ROAD 33 FROM THE EAST TO WEST BOUNDARIES OF THE PLAT AND A BITUMINOUS TRAIL CONNECTING THE TRAIL IN WINDSOR PARK WITH COUNTY ROAD 33.A WOODCHIP TRAIL SHALL BE INSTALLED ALONG THE SOUTH BOUNDARY OF THE PLAT CONNECTING PASCAL STREET WITH THE BITUMINOUS TRAIL IN OUTLOT C. 18. A SIDEWALK SHALL BE INSTALLED ALONG THE EAST SIDE OF PASCAL STREET FROM THE SOUTH BOUNDARY OF THE PLAT TO COUNTY ROAD 33. 19. MAINTENANCE AND OWNERSHIP OF THE OUTLOTS,THE LANDSCAPED MEDIANS AND THE LANDSCAPED ISLANDS IN THE CUL DE SACS SHALL BE THE RESPOSIBILITY OF THE HOMEOWNERS ASSOCIATION AND SHALL BE INLUDED IN THE HOMEOWNERS ASSOCIATION AGREEMENT. • 20. ALL APPROPRIATE EASEMENTS SHALL BE SHOWN ON THE PLAT. S 21. A REVISED LANDSCAPE PLAN SHALL BE PROVIDED THAT COMPLIES WITH THE LANDSCAPE ORDINANCE AND INDICATES WHERE THE ADDITIONAL TREES,THAT WILL BE REQUIRED IN ORDER TO RECEIVE THE DENSITY BONUS,ARE TO BE LOCATED. 22. OUTLOT E SHALL BE DEEDED TO THE CITY TO MEET THE PARK DEDICATION REQUIREMENTS. 23. ALL COMMENTS IN THE SHERBURNE COUNTY HIGHWAY DEPARTMENT LETTER SHALL BE ADDRESSED. 24. THAT THE APPLICANT COMPLIES WITH THE WETLAND CONSERVATION ACT AND THAT: • A TECHNICAL PANEL REVIEW OF ANY FILLING OR MITIGATION OF WETLANDS. • THE DEVELOPER'S AGREEMENT FOR THE PROJECT INCLUDE LANGUAGE THAT PLACES THE RESPONSIBILITY OF THE SUCCESS OF THE WETLAND MITIGATION ON THE DEVELOPER. • THE DEVELOPER OBTAIN ALL THE APPLICABLE PERMITS PRIOR TO FILLING ANY WETLANDS. • A RESTRICTIVE COVENANT AND DRAINAGE AND UTILITY EASEMENT BE RECORDED ON THE WETLAND MITIGATION AREAS WITH THE RECORDING OF THE FINAL PLAT. • THAT A LETTER OF CREDIT BE PROVIDED TO THE CITY IN THE AMOUNT OF 100%OF THE COSTS OF PUBLIC IMPROVEMENTS INCLUDING THE COST OF THE MITIGATION WORK. • THAT THE DEVELOPER SUBMIT A WRITTEN MONITORING REPORT ON THE REPLACEMENT WETLANDS ONE YEAR AFTER THIS MITIGATION WORK IS COMPLETED AND THAT THIS REPORT BE APPROVED BY CITY STAFF PRIOR TO RELEASING THE LETTER OF CREDIT. • . 1 1 R 4 R��O - SITE - .., ._- •,:. , hry RO'i0 _ ti0. J Aoki ' 5 6 34 • r 2\ 12 ' '♦ (YTINDSOF9 , s1 . 20 PARK I i ' A 211TH AVE. N 6 \ �2 ' j ..-----;---::--"-----'. 2 rgi 4b 1 mi 4 3 2 1 V1• \ \ 545 4 . � 7 6 2 4 1.-1 2 3 Lt 1 LA �i 7141H ANA- N W C. N' W 1 _"b©005 6 4 V 2 � - 9 -0 � 0 C11) 10 tili%'1 5 0 11 9 1 QOOTi AVF N ,. 111 Z 6: 4 .2' 1 I-141 .: : + .. .7 Location Map .tyoj 'Jf N El River Case Number: P 02-03 Cascade Land Co. (Windsor Park 3rd Addition) • �.� Howard R. Green Company February 20, 2002 File: 816950)-0240 Mr. Scott Harlicker Senior Planner City of Elk River 13065 Orono Parkway P.O. Box 490 Elk River, MN 55330-0490 RE: WINDSOR PARK THIRD ADDITION Dear Mr. Harlicker: As requested, we have reviewed the submittal package for the Windsor Park Third Addition. It was prepared by Bogart Peterson and Associates, and contained eight sheets. Those sheets consisted of preliminary plat; preliminary grading, erosion control, and mitigation plan; preliminary utility plan; and a preliminary landscape and lighting plan. The set that we reviewed had a revision date of February 11, 2002. We have subsequently received a second revised set . dated February 19, 2002. It appears that the February 19th plan is very similar, with the exception that three lots have been removed. Therefore, our comments will be based on the February 11, 2002, plan set. Based on our review, comments received at the staff review meeting, and a meeting with the Developer, we would offer the following comments: • A. PRELIMINARY GRADING PLAN • ■ We question many of the overflow elevations shown for the drainage ponds. For instance, the pond behind Lot 2, Block 8, shows an overflow of 945; however, the existing topography around that area shows most elevations in the 944+ range. How will this pond drain? It appears that there will not be a positive overflow. The same question holds true for the two drainage ponds located adjacent to Pascal Street on either side of Block 3. • No emergency overflow elevation is shown for the proposed pond in Outlot B. • Catch basin elevation should be provided for the proposed storm sewer in the Naples Court and Queen Circle cul-de-sacs. • The side slopes adjacent to 215th Avenue are relatively steep between Blocks 6 and 8. These should be flattened to provide a more gradual slope off of the side of the road. • There are several driveways that appear to be relatively flat. These would include Lots 3, 4, and 5, Block 9, and Lots 1 and 4, Block 11. • There are retaining walls noted for several of the lots in Block 11. More detail should be provided in these areas to indicate how the retaining walls will be built and how they will affect the grading of the lot. These types of walls will be required to be built • by the Developer prior to releasing the plat for building permits. Ltr 2-20-02 Harlicker.rev 1326 Energy Park Drive • St. Paul, MN 55108 • 651/644-4389 fax 651/644-9446 toll free 888/368-4389 • Mr. Scott Harlicker February 20, 2002 Page Two • The proposed improvements require some filling of the wetland area. These are noted on the plan with identified mitigation areas. Obviously, this project will need to go through a Technical Evaluation Panel for the wetland issues. B. STORM DRAINAGE Detailed storm drainage calculations were provided. These have been reviewed. In general, the storm drainage concept is fine. However, there are a number of questions and modifications that need to be answered or made. These include the following: • The report does not clearly show a comparison of the total of pre and post total site discharge rates. It appears as though the post-development rate is less than the pre-development rate for the 100-year event. • The 100-year peak pond elevations are summarized in the drainage report. The 100-year high water elevations (100-year HWL) are shown on the preliminary grading plan for ponds 40, 42, 43, and 44. The grading plan should show the 100- year HWL for all ponds in the development. • The 100-year HWL for pond 66 is shown in the report as 945.4; the calculations submitted show this elevation to be 945.0. This should be corrected in the report. • The calculations should be revised to show the normal water level to be at the outlet • elevation at the beginning of the 100-year event. This will affect the calculated 100- year HWL for most of the ponds. • Pond 8 along Ranch Road is shown to have no outlet other than overflowing the curb onto 215th Avenue. Storm sewer is shown in the area. An inlet should be added behind the curb to drain this area. • The trail crossing the ditch between Ranch Road and 215th Avenue will require a culvert within the ROW of Ranch Road. • The EOF between Lots 10 and 11, Block 1, is shown at an elevation of 947.0. The low point at the intersection of 214th Avenue and Queen Street is 945.0, leaving a potential pond depth of 2.0 feet in the road should the storm sewer become obstructed. The low point should be raised or the EOF should be lowered to allow a maximum ponding depth of 1.0 foot. • The EOF between Lots 19 and 20, Block 1, should be moved to the lot line between Lots 18 and 19. • Details of the pond outlets should be provided in the drainage report. Many of the ponds in this development have a weir outlet. Are these constructed with rip-rap, treated timbers, or some other materials? • No water quality calculations have been provided to determine if adequate dead storage has been provided. • No analysis of the 1-year or 10-year events has been provided. • The calculations show a curve number of 39 for lawn (good) soil type A in the developed condition in the yard area of the lots. Typically, residential developments import topsoil for lawn and the soil type in the yards is more characteristic of type B soils. The curve number for this case would be 61. The calculations should be • revised to show a curve number of 61 for yard areas. Howard R. Green Company Ltr 2-20-02 Harlicker.rev CONSULTING ENGINEERS • Mr. Scott Harlicker February 20, 2002 Page Three ■ The calculations show a curve number of 36 for woods (fair) soil type A in the wetland areas. Typically, there is not soil type A throughout a wetland. The soils map shows areas of Seelyeville soil in the wetlands. A curve number of 85 should be used in these areas C. ON-SITE SANITARY SEWER No design calculations were provided relative to the on-site sewer system that would be required for this cluster development. Given the size of the development, the on-site sewer system will require an MPCA permit. We anticipate that the design and calculations will be submitted shortly, at which time we will provide a written review of the information. If you have any questions regarding these comments, please call. Sincerely, Howard R. Green Company 974Czre-d • Terry . Maurer, P.E. TJM:tw • Howarc R.Green Company Ltr2-20-02Harticker.rev CONSULTING ENGINEERS 1E8 1 4 21102 "M • Maw. ,..,,fid Sherburne County ih W-51 February 6, 2002 PUBLIC WORKS DEPARTMENT ,��`;;lke4 Rhonda F. Lewis, P.E. City of Elk River 425 Jackson Avenue Attn: Michele McPherson Elk River, MN 55330 (763)241-7030.800-594-5208 13065 Orono Parkway P.O. Box 490 Elk River, MN 55330 RE: Windsor Park Third Addition Dear Ms. McPherson; County Highway 33 has been identified in the Sherburne County Transportation Plan as a possible major east-west collector; therefore it requires special consideration as it relates to plat development. The number of access points along CH 33 must be minimized and the access point's chosen must serve the development of parcels on both sides of the roadway. These access points will become four way intersections when the properties to the north develop. After . reviewing the drawing for Windsor Park Third Addition we offer the following comments. 1. We request 70' of right of way be dedicated in fee title to Sherburne County. 2. We will require an access permit for each approved access location. 3. We accept the proposed access locations of Joplin Street and Queen Street as drawn. 4. We will require right turn lanes built to our standards at each location. 5. We will require bypass lanes built to our standards at each location. Be advised these bypass lanes are in areas where there is only 33' of right of way. Before access permits will be granted we require a signed slope easement agreement with the affected landowners. 6. We support the city's position for the internal connection for Naples Street. With this connection Naples Street would become a thru street, thus it will not meet the spacing guidelines. Therefore is not acceptable. 7. The developer is responsible for the applicable signage fees to bring this segment of roadway into compliance. 8. The developer is responsible for pavement marking correction as required. 9. We do not support the location of the proposed trail. It must be located at an intersection to provide a safer crossing. 10. There is a cattle pass under CH 33 that must be removed or plugged by the developer. Sin ly, .f�?-� Richard D. Corbin • Sherburne County Public Works WINDSOR PARK in • P A MAS' ` `ER PIE ANNED YRFFSIDFNT][A 1L , COMMUNITY s WINDSOR PARK III A MAST±R PLANNED OPEN SPACE DEVELOPMENT I. INTRODUCTION Cascade I Land Company is proud to announce Windsor Park III, a master planned open space community that will follow the conventional planning and design of Windsor Park I & II and the Ridges of Rice Lake in Elk River. By setting homes away from busy roads and designing walk out lots that are adjacent to open space with scenic views, parks, and trail systems, Windsor Park HI will be another quality residential development in Elk River. In Windsor Park III over 70 lots are full basement walkouts and over 90 lots are adjacent to natural open space areas. • Contingent upon plat approval, construction will begin in the spring of 2002 and completed by the fall of 2002. Home construction would begin in the late summer of 2002 and is expected to continue for 2-3 years. Windsor Park III will maintain the excellence of design of Windsor Park I & II, which has received statewide recognition and was recently featured in the Minnesota Land Trust's brochure for innovative sustainable development. In addition, Windsor Park recently won a "Bennie Award " by the Builder's Association of the Twin Cities for best new • neighborhood. II. DENSITY FORMULA PER SUBDIVISION ORDINANCE A. 2.5-acre zoning density with incentives yields 85 lots on 158 acres. B. 10-acre zoning density with incentives yields 7 lots on 34.5 acres. * The calculations are attached as Exhibit A. II. RATIONALE FOR DENSITY A. Base Density with Community Sewer This is based on 159 acres x the 1.15 formula per ordinance and 34.54 acres in the 10-acre zoning district. All homes would be located in the 2 '/2 acre district, with the exception of one larger lot created in the 10 acre district on the north side of County Road 33 to allow for an existing home to remain on a conforming lot. B. Endowment SAn endowment fund will be created for the Homeowner's Association for the open space per ordinance requirements. 1 • C. Providing Public Access The land to the north of the County Road 33 is within the 10 acre zoning district. It also contains the most scenic and valuable open space. Because of this, Windsor Park III is proposing to concentrate the residential density to the south of 33 and abut all lots adjacent to natural wooded and wetland areas. This will provide very private backyard settings for homeowners and allow the additional open space to be used for parkland to the north of County Road 33. • The public benefits of the park dedication are as follows: 1. The land is very scenic, wooded pasture, with minimal under brush. Approximately 22 acres is high ground and contiguous, creating mare opportunities for open space and park uses compared to fragmented chunks of open space broken up by homes. The park area could serve the residents of the proposed development, as well as the entire city due to its size and land qualities. 2. The proposed park is in an area that the City of Elk River Park's Commission has previously considered for acquisition of an area wide 11/ park for the city. This creates an affordable and rare opportunity to acquire a large amount of good land in a central location of Elk River. The additional 25 or more acres could be acquired in the future through dedication or a possible purchase to the north of this property. 3. The property would be deeded to the city at an agreed upon date in the future with the current owner, Carroll Bloomdahl. • • Looking north from County Road 33 • 2 ill ,,,,. L.,, ,,,,.,, : . : ", .„„,,, ,-. ,"...c.,,,,,,,,,,,44--,-.-:.„,,,,,,;,„:"- . - ,,, „:„,,,,...7i. " =ss+ec- .,' '. Ct-.,,,"+Xr..,k.„. ...'.y .,.3ir,.c •y`�' -"- '"`'' ,, ,,,4: . 3-v " d[ . Closer look from County Road 33 • • D. Landscaping, Lighting and Architectural Theme 1. Landscaping will include the city ordinance requirements for two trees per lot. This would equal approximately 180 trees. Each lot would contain one spruce or pine to be planted and the remainder would be planted in the open space to screen the sanitary sewer areas and also to provide an attractive border for Outlot B in the western portion of the plat. This central area would also be • excavated and restored with natural vegetation and tree and shrub plantings. The type of vegetation planting would be based on the recommendations of the Sherburne County Soil & Water Conservation District. In addition, each of the two entrance islands will have matching rock and shrub plantings that are drought resistant. 2. The architectural theme will include two matching island Monuments that will include brick, slate and stone materials. All homes will be under an architectural control that will create a "distinct neighborhood". 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Designs options could be as follows: Turned a minimum of 22.5 degrees from the front street. Inside loads Outside loads Rear loads Setback from the house fronts Decorative garage doors (wood or windows) • Flexibility and exceptions may be made by the Architectural Control Committee (ACC)for lots that have physical limitations due to width, tree preservation, slopes, widths, etc. • Home fronts shall have at least 25% brick fieldstone, or cultured stone, unless otherwise approved by the Architectural Control Committee(ACC). • front entrances shall be enhanced with a combination of the following features: • Decorative Pillars • • windows above, or the side of entrance door. • Functional Front Porch • Engraved address#'s • All retaining walls shall be either stone or decorative block and each wall shall not exceed 6'in height. Additional terraces will then be used.. • Roof pitch of at least 8/12 unless otherwise approved by the ACC. • All fencing shall be approved by the ACC before installation. 3. Decorative matching streetlights will be used in conjunction with Connexus Energy and Elk River Utilities within the public right of way. The style of lighting will be similar to those in Windsor Park I & II(See Exhibits). In addition, the front entrance monuments will be lighted on both sides in order to provide an attractive and safer entrance in the evening when traveling County Road 33. E. 1/2 Acre Lots All lots will be less than I/2 acre per ordinance requirements for density bonus. F. Community Benefit Lot • This is a request for an additional lot that will be donated to the Elk River Athletic Department in order to help finance a new press box. This lot is at the discretion of the City Council of Elk River City. 4 • ' - _ - r' `^ t - - ' 'tom •Vt� i.?.t. 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' �:nY ; - .fie' r [ :E ` <. yF^" f:fir, ,ay^ 'in . 4 _ 24 - - 0xY` `' ';, :'Y`t;_ .s N, 41:. Y' ,, y ;2-.4,44'4 - t p- -y 9y.;-,- f5a':, - , "'"IJ:":,--'4_pa:w,I. rc•'Cr.�ti ' S1<r,: :>.t•^,-:'.>; ' _ .;,f _ -.:, _". : p`',r- _4 ` .1-,:t, •,,%-',-,1- `..-, f : _"`.. .c,"5:, Ji. _ ��` • •r,'.; -•',":13,.. -. =e •1` - - '--4,-,,I,• _ . • • • • • -•• - 1.....t.3 �A•, .. „_ � K .' 4. • • lk-",,.'- '--,,;,;41.1„k' '� t';^ s. t> � "- ' '1ti� • - ' `✓ '_I- ',F' .��Et�. . ',s> . a `„ '�. "K, '`,� x ,. .r: �' �F' __r.:d' _.4"i. ^;� ' .:.!„3, aJ . t:� wt� ' e.'y,r•.:.rct,1 °t2€ ;,, �t+x ," e;4'-.L=.4• $7r' .4):; „_ `.,4404; -! :' '. :�-f . ' �-�H, ' 'f; 'fqw�-• 'Xi,.Y1,...",;"1: i z .1*" _.,.-'-'f---"".4- - ..1-4---.4--:.;•:4. . " :� ,:,1.' - •i '_ zti . ;C`', „,?• _.'_� '•:'°>. 7- k2•-' `.7't' .t?S- ' ,r ‘'. � "'}+' ~p, , ., . , � 4"-'•_ , -., la-�3k. a __"xw4wyi4;f.".:t,;,Yry,.,:� ,,. ,:±., > - " n " �. , V , }y�� t ,� - , .-�, ' -}:""• `"tz^ -,~ , ,4. + n , '}a:�` hs 'rtiH'. • 4. • CON■ E \OSTM • BERG . Outdoor L ihtin • Lighting You, Commul ilty Energy Partner Traditional Coach Lantern The traditional Coach lantern design has endured the test of time with its simplistic charm, while providing a --,---7-,---,---..- ,--..-'fir`'' .. , 1 s ". superior light, which can be used in a, - = =:%z==,j _t wide variety of settings. • -} -__ -=' �= _•••::::,...,.5.,,..1,,-=... _ i...:.:-.;;;;:: ,, i =i=i-.. „ ...,,,,...„.....,:s:,•::._ „..-1,.;-;:::::: :;77...Z-:-.•-.... +. _� Ir_%: - . 'te r`--r.. yf; This luminairie is available in 100 and • - k' 4' 150 watt HPS. The optical system consists of four •,•;-.-",,, ,----4:::::::-,,,,' TM `"`"'J' }.,i ` 'i y• k tip?;'+Fa4. acrylic refractor panels to give an -‘.....„.•:.,---_,-,;--,-. 2,4-,•••,:.,-,` q• a' .. - : ;x s _''' - _,- ,`. a efficient light distribution. The ;:,;..-1. �_ = G. , •efractors provide an IES type III light t. . : : {�i iistribution. ,; a Wiz_ ., _-.- The housing is made of cast aluminum - �`. and finishes with a polyester powder ” ~ _ paint to insure maximum durability. -':,----,; .,-.,-----_•-•,L,,-::-•,• _ i Ii. - - - The standard color is black Other _ _ !:'-'•,!.7---;_:!'":::"-:---F.::',.:-_-.7"::::...':!-':`,:_ colors are available. +-; DIMENSIONS 'tt____.. .A-S''t .-tet 'K"w � � ^"'o"" ,17,1".. ;:,. ...7".!..r...47:-- `�Y'i AWi3YMr'4i.. " •.:4.,.„,, "vA`�-t.ay'C.:e 1 POST TOP WITH OPTIONAL LADDER REST •ENDANT MOUNT - - l• 1102mm1 I \ L ( Connexus Energy Outdoor Lighting 30 31. pstate of art lighng ps 1T1781.-nm) anrovd sideservices to cothemmunities,tidevelopers, 17' and businesses. Worry free energy and 1/32mm1 / maintenance programs provide • \ unsurpassed performance and reliability. For more information contact your 3� • '—s' ( unnc'.ru% F_nc'ri,'r Re/irewmaln-e: Lam- 1J 198mm1 -- - N(10-6.11-16-' or 1'iu! our 11 ehNue: 17.1432mm1 11'11'11%( ontie‘ose Icri'v.c•om 16 1R'1419mm1 • • CONNEXUS TM ENERGY Outdoor Lighting• Your Community Energy Partner Lantern Luminaire The timeless styling of the eight sided lantern revives memories of the roaring 1920s with its aesthetically pleasing design, while its superior performance adapts well to any ^..�.:_:,;, street-scape lighting project. - .--.--.7----:-:,,'?'_` '; This luminaire is available in 100 and 150 watt =;' s- - -_ ( •: cam.,,,_-.� - a-•'li.114'= , HPS(High Pressure Sodium) _ ==�=` - `'" _ _ - - if1 The optical assembly consists of a glass _ __ ===": `^ '--- _ ; refractor operating in conjunction _'-,~'�•� ".. =r __ o unction with a = - -M`` - - ==r=-- _ W formed aluminum refractor located in top === ` == - _=; „_.,~_ cover. This refractor system is designed to = - === -LL - - control the distribution of light to maximize '--,:-,-. .,".":::::'.':•- -;.:7:•':-..:'..V';•.----;',..;.;;;:‘'�-, k- = '`' tilization and uniformity. The glass will not ; '= ; ti' '' '`' �iscolor(rum yellow) over time like the . , '`'=t; t #.---` , ,.•, L ��-' - _- acrylics or polycarbonate lens. This refractor ''``yMX , i� - ^�` provides IEStype III light distribution. ;;K"- V1-.4'4.,, '=••• .� r. , .cam t• 'fit FyYSN.__l t+. :u. • ' - The housing is made of cast aluminum and is ; -. r., :,=lt rplg ?r, ;•. .- • . s.Fr :: finished with a polyester powder paint to ^ 'etiT*-''- _' :•- " - -t '" insure maximum durability ^"i. �y- ,f.:„....-::...-1,:;;.:'"...,- "1 is ,t „^- ; - ---.t,V -- The standard color is black. .i -`�•` ;• ;': ;L�:Y ^a`7. ;y.;?•.t•-. .j' ..�-'ms ,• h.�2�•.�:�.Y-a';'T .�.f'''• - wy•. far,t . .J;.n:-..��:4"4^.I l- ''r M - al t rse r y _i ":« i1��JG` ?i •# -tee 11 a t"Mlb'�' : ,. r 'E- .aL 111111 Connexus Energy Outdoor Lighting provides state of the art lighting products and services to communities, developers, • . . �� and businesses. !Torry free energy and maintenance programs provide i unsurpassed performance and reliability. % l:or more information contact your ( 0/meta% l.nc•r,;,,)• Representative: ,S'llll-6-1_'-l h-? fir visa (air it-ehsite: wit it'.t on net uscnc•ri'v.t nm WPARK III / / / c')/ LAND CALLS. o GROSS ACRES 34.54 140 • 174.54 LESS EXISTING ROW NET ACRES 0.2 4 4.2 OPEN SPACE 25.8 107 132.8 WETLANDS 4.1 80 84.1 %OF BUILDABLE IN OPEN SPACE 84.11% 25.23% 36.67% rv'f DENSITY FORMULA 2.5 zone 10 acre zone total GROSS ACRES -ROW ACRE 157.50 34.54 192 gross density 63 . 3.454 Base Density with sewer 1.15 2.50 72.45 7.43 endowment 5.00% 3.15 0.17 providing public access 5.00% 3.15 0.17 covenants to create landscape lighting 2.50% 1.58 0.09 covenants to create landscape lighting 2.50% 1.58 0.09 less than 1/2 acre lots 5.00% 3.15 0.17 Total 85 8 93 • III • S • 0 1.1.r _ ' . ,....- Ma I ...-Wool OM el 41. 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