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Item 5.8 - 5.10 III Item # 5.8. — 5.10. • J/ City of Elk -....-, River MEMORANDUM TO: Planning Commission FROM: Scott Harlicker, Senior Plann a /Y DATE: April 23, 2002 SUBJECT: Case No.'s ZC 02-05, P 02-08, and CU 02-I I Request by D.R. Horton for Zone Change, Preliminary Plat Approval, and Conditional Use Permit— Public Hearing, Marshes of Trott Brook Farms Request Consider a request by D.R. Horton for the following: • • Zone change from Ric (Single Family Residential) to PUD (Planned Unit Development) • Conditional use permit for a PUD • Preliminary plat for Marshes of Trott Brook Farms Location The property is located east of Twin Lakes Road at the Trott Brook Parkway intersection. Zoning/Land Use Ric (Single Family Residential) and PUD (Planned Unit Development) / MR (Medium Density Residential) Attachments • Location map • Memo from the City Engineer • Letter from Sherburne County Highway Department • Letter from the developer • Preliminary plat • Development plans 41111 • Townhouse elevations Memo to Planning Commission/P 02-08 April 23,2002 Page 2 • Overview The applicant is proposing to replat 53.95 acres into a residential PUD. This project will include a mix of single family lots and townhouse units. Most of the project area was included in the PUD for Trott Brook Farms,which was approved by the City Council on August 17,1998.They are also proposing to include about 6 acres that was not in the original Trott Brook Farms PUD and was acquired from the City in a land exchange. Existing Conditions The 53.95 acres is located in the northwest corner of Trott Brook Farms at the intersection of Trott Brook Parkway and Twin Lakes Road.The property has varying topography and numerous wetlands.There are 15.96 acres of wetlands.The adjacent land uses included Twin Lake Townhomes on the west side of Twin Lakes Road,the Becker property to the north,a large wetland and future single family residential to the south and future single family residential to the east. There are 3 high pressure gas mains located in western portion of the property running southeast to northwest. Trott Brook Parkway was platted as part of Trott Brook Farms 8th Addition and should be constructed this summer.Sewer and water will be installed within the right of way as part of that project. Project Description • Unit Mix The original Trott Brook Farms plat included 600 units, 348 single family lots and 252 townhouse units.This replat involves changing 14 single family lots into 29 townhouse units, changing 9 single family lots into 30 townhouse units and changing 39 townhouse units into 41 townhouse units. There is a 23 single family lot component to this replat that is unchanged from the original plat.They are also adding 6 acres to the original plat;on those 6 acres are 10 townhouses. The original plat included 85 units in this area,46 single family lots and 39 townhouses. The replat consists of 23 single family lots and 110 townhouses,a net change of 48 units. This mix of units is similar to Trott Brook Farms South : Trott Brook Farms South Marshes of Trott Brook Farms Single family lots 19 (12%) Single family lots 23 (17%) Townhouses 130 (88%) Townhouses 110 (83%) Total units 149 (100%) Total units 133 (100%) Density The overall density of this plat is 3.86 units per acre (133 units/34.37 net buildable acres). The density of this area in the original Trott Brook Farms plat,including the additional 6 acres and 10 units, was 2.76 units per acre (95/34.37). S:\PLANNING\Case Files\P 02-08 Marshes of Trott Brook\PC4-23.doc Memo to Planning Commission/P 02-08 April 23,2002 Page 3 • Analysis Rezoning Request The applicant is requesting that approximately six acres be rezoned from R1c(Single Family Residential)to PUD (Planned Unit Development). These six acres are located on the east side of Twin Lakes Road. The underlying land use designation for this property is MR (Medium Density Residential).The applicant is proposing to include these 6 acres as part of Marshes of Trott Brook Farms.They are proposing to construct 10 townhouses on these 6 acres for a density of 1.66 unit per acres,which is consistent with the land use of Medium Density Residential.However,as this six acre parcel could be developed independently from the adjacent development; a rezoning to R3 could accommodate the townhouse request. Preliminary Plat and Conditional Use Permit Single Family Component Layout There are 23 single family lots proposed.Nine of the lots front on Trott Brook Parkway and 14 lots front on Smith Circle.Outlot A,which includes a storm water water pond,should be eliminated and combined with the adjacent single family lots.The average lot size is 26,488 sf.(.60 acres).The smallest lot is 11,405 sf.and 19 of the 23 lots are larger than 14,000 sf.The . minimum lot width for all of the lots is 85 feet.The configuration of the cul de sac will have to be revised to a more traditional shape to facilitate snow removal.A sidewalk is proposed along the east side of Smith Street. Townhouse Component Layout The townhouse component of this proposal is divided into four groups.There is cluster of townhouses north of Trott Brook Parkway(formerly single family lots),a cluster south of Trott Brook Parkway(formerly single family lots), a second cluster south of Trott Brook Parkway(the original townhouse component)and a cluster off of Twin Lakes Road(which was not included in the original plat). There are 29 townhouses proposed to be located north of Trott Brook Parkway.They will have access from Trott Brook Parkway and Smith Street by a private street, 187th Avenue. Nine of the townhomes are proposed to have direct access on a 430 foot section of Smith Drive.As proposed,there will be 9 driveways on one side of Smith Drive.It is possible that there will also be 2 driveways on the other side of the street. Smith Drive will be a public street and will be one of two main access points to the Becker property located north of this project. On a typical 430 foot length of public street there would probably 5 driveways on one side servicing 5 single family lots.The other 20 townhouses will have access from 187th Avenue and a short unnamed dead-end private street. Most of the units back up to open • space. S:\PLANNING\Case Files\P 02-08 Marshes of Trott Brook\PC4-23.doc Memo to Planning Commission/P 02-08 April 23,2002 Page 4 • Staff suggests that the Commission consider an alternative layout for this townhouse cluster. The alternative should reduce or eliminate the driveways that access on to Smith Drive.One alternative(Alternative A) would eliminate the townhouses that access on to Smith Drive and replace them with four single family lots on Smith Drive and one on Trott Brook Parkway.A second alternative(Alternative B) would eliminate the townhouse driveways on to Smith Drive by extending the unnamed dead end street to Smith Drive. The second cluster of townhouses is located on the south side of Trott Brook Parkway. These 30 units will have access from Trott Brook Parkway by a private street,Tyler Court. There is one townhouse, unit number 17,that is setback approximately 15 feet from the wetland.Typically a 20 to 25 foot usable rear yard is required for townhomes.The backs of these units face wetlands or storm water ponds and take advantage of views of the open space. The third cluster of townhouses is also located on the south side of Trott Brook Parkway. These 41 units will have access from Trott Brook Parkway by a private dead-end street, Vance Street. This dead-end is about 1100 feet long. There is also a short dead-end street within the cluster; 11 units will have access from this street.These townhouses back up to wetlands and open space. The length of the dead end (1100 feet) and the number of units that will utilize this single access(41)are a concern.The applicant is proposing some type of emergency access across the gas line easement to Vance Street in the adjacent six acres. However, the applicant has not provided staff with a design. Staff is recommending that • Vance Drive be connected to Tyler Court in order to provide a second access to these units. This type of connection was required to address a similar situation in Windsor Park 3rd Addition. The fourth townhouse cluster is located on the east side of Twin Lakes Road. These ten units will have access from Twin Lakes Road by a private dead-end street, Vance Street. Four of these units will back up to open space,the other six back up to the city well and water treatment building. Building Elevations The proposed townhouses are 2-story row style homes.The front of the buildings consist of brick and vinyl.The bottom 1/3 of the front is brick and the remainder is vinyl lap siding. There are three larger peaks and five smaller peaks on the front elevations.These peaks have a vinyl shake style siding. The front elevation appears to be fairly flat. The entrances are covered by a 6 foot wide overhang and this roofline extends along the entire length of the building. The rear and side elevations are entirely vinyl lap siding.Decks are included on the rear of the buildings. The applicant has not indicated a color preference.Utilizing several different color schemes would break up the monotony of the building design. • S:\PLANNING\Case Files\P 02-08 Marshes of Trott Brook\PC4-23.doc Memo to Planning Commission/P 02-08 April 23,2002 Page 5 • Parking Parking should be provided at a rate of one stall per bedroom.The garages and driveways can provide parking to meet the resident requirements. Guest parking should be provided at l/ space per unit. Guest parking will need to occur in the driveways of the units and along the private and public streets. Grading, Drainage and Utilities Grading, drainage and utilities issues have been addressed in the City Engineer's memo. Landscaping The landscape plan submitted by the applicant includes 149 street trees,67 conifers and 67 ornamental trees for a total of 283 trees. The subdivision ordinance requires 2 trees per lot, one street tree and one yard tree. There are 133 lots therefore,a total of 266 boulevard and front yard trees are required,which is exceeded by the number proposed on the landscape plan. A detailed landscape plan for the area around the townhouses is required. Park Dedication At the Park and Recreation Commission meeting held on April 10th the Commission reviewed this request. When Trott Brook Farms was approved the park dedication • requirements were based on 600 dwelling units. The Commission recommended cash dedication for the additional 48 units over the original 600. Recommendation Staff recommends that the rezoning request,conditional use permit and the preliminary plat be tabled until the May 28`h Planning Commission in order to address the issues of access to the 41 units south of Trott Brook Parkway and east of the gas line easement and the number of townhouse driveways on Smith Drive. Should the Planning Commission recommend approval of the rezoning request,conditional use permit and the preliminary plat, staff suggests the following conditions be included: I. ALL COMMENTS OF THE CITY ENGINEER SHALL BE ADDRESSED. 2. THE DEVELOPER SHALL ENTER INTO A DEVELOPER'S AGREEMENT OUTLINING THE TERMS AND CONDITIONS OF THE DEVELOPMENT. 3. THAT THE MAILBOXES SHALL BE CLUSTERED. 4. A SEALCOAT FEE IN THE AMOUNT DETERMINED BY THE CITY • BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. S:\PLANNING\Case Files\P 02-08 Marshes of Trott Brook\PC4-23.doc Memo to Planning Commission/P 02-08 April 23,2002 Page 6 • 5. AN ENGINEERING ESCROW IN THE AMOUNT DETERMINED BY THE CITY BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. 6. PARK DEDICATION FEES IN THE AMOUNT DETERMINED BY THE CITY BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. 7. STORM WATER MANAGEMENT FEES IN THE AMOUNT DETERMINED BY THE CITY BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. 8. WATER ACCESSIBILITY FEES IN THE AMOUNT DETERMINED BY THE CITY BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. 9. THE DEVELOPER SHALL PROVIDE AT LETTER OF CREDIT FOR 100% OF THE COST OF THE IMPROVEMENTS. I0.A WARRANTY BOND SHALL BE PROVIDED AFTER THE IMPROVEMENTS ARE ACCEPTED BY THE CITY AND SHALL BE • HELD FOR ONE YEAR. I I.SIDEWALKS SHALL BE PROVIDED ON ONE SIDE OF ALL STREETS. I2.A HOMEONWERS ASSOCIATION SHALL BE ESTABLISHED FOR THE MAINTENANCE OF THE COMMON AREAS INCLUDING THE EMERGENCY ACCESS TO TWIN LAKES ROAD. A COPY OF THE DOCUMENTS AND BUDGET SHALL BE PROVIDED TO STAFF. I3.A DETAILED LANDSCAPE PLAN FOR THE AREA AROUND THE TOWNHOUSE UNITS WILL BE REQUIRED. I4.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 GRADING COMMENCING. I5.THAT THE APPLICANT COMPLIES WITH THE WETLAND CONSERVATION ACT AND THAT: • S:\PLANNING\Case Files\P 02-08 Marshes of Trott Brook\PC4-23.doc Memo to Planning Commission/P 02-08 April 23,2002 Page 7 • A TECHNICAL EVALUATION PANEL REVIEW ANY FILLING OR 411 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. 16.CONNECT VANCE DRIVE WITH TYLER COURT. • 17.ELIMINATE THE TOWNHOUSE DRIVEWAYS ON SMITH STREET. I8.THE TOWNHOUSE EXTERIORS CONSIST OF MULTIPLE COLOR PALETS. 19. ALL COMMENTS OF THE SHERBURNE COUNTY HIGHWAY DEPARTMENT SHALL BE ADDRESSED • S:\PLANNING\Case Files\P 02-08 Marshes of Trott Brook\PC4-23.doc 18 ill 113 11 — 14 V r I N- ,,� 5 l�dfZA V- 12 11111 }11, X 4 1 �y �O 16 12 11 12 11., 5 OJT Co 17 T AVENUE NA/ \6 8 12 4 1 190 1/2 I1VE. NW10 1 W OgOQni In 4 ;-� WP4it1 is PARCEL B \ ,,VIli , PARCEL A 18 ' 10‘S 18NE 101 11 1 \51 27 26 34 •5 1 5 ft • O (11: [;2 N W 5 Z Ncr 0,, 00000 3 6 Q� 0 0 5PH* \ Of — o NI� OUTLOT S_4_/ o 'C 0�$ _ tiAsz, OUTLOT C �WJi 1111 °0� o ' oOP , tSITE:>''' 1111 = , , 2 .r. ;rr ;; ,r : ,. ® _ , .• OUTLOT L 1 tom , , :'. "' P''o 4 . r 1 1 • J' Location Map city of N El _ River Case Number: P 02-08 MARSHES OF TROTT BROOK FARMS -d V.- • t�iii Howarc R. Green Company y April 17, 2002 File: 815725J-0240 Mr. Scott Harlicker Senior Planner City of Elk River 13065 Orono Parkway P.O. Box 490 Elk River, MN 55330-0490 RE: MARSHES OF TROTT BROOK FARMS ADDITION Dear Mr. Harlicker: As requested, we have reviewed the submittal package prepared by Westwood Professional Services for the proposed plat of Marshes of Trott Brook Farms. The submittal package consisted of an existing conditions/survey plan; preliminary plat; preliminary site plan; preliminary grading, drainage, and erosion control plan; centerline profiles and detail sheets; preliminary utility plan; and preliminary landscape/tree preservation plan. These were all dated March 22, 2002. In addition, a detailed storm drainage calculation, also dated March 22, 2002, was submitted. Based on our review and comments • received at the staff review meeting, we would offer the following comments: A. PRELIMINARY PLAT • This proposed preliminary plat is a change to the approved concept plan for Trott Brook Farms' overall development. They are proposing additional multi-family units with the Marshes of Trott Brook Farms. In total, this development contains 23 single-family lots and 110 multi-family lots. • The plat contains 10 multi-family lots located on the Deschenes property, which the City acquired with the East Elk River Improvement project. At the April 15, 2002, regular City Council meeting, the Council approved a land swap with D. R. Horton, which will convey to them the remnant of property adjacent to the Deschenes property. B. PRELIMINARY SITE PLAN • Specific detail will need to be provided relative to multi-family buildings 59 through 64 to ensure that a minimum of 100-foot setback is maintained from the Elk River Municipal Utilities well located to the southwest of this block of buildings. • With the exception of Smith Drive, all of the multi-family units are proposed to be on private streets. Vance StreetNance Drive contains 41 multi-family units. There is only one means of ingress and egress to this point from Trott Brook Parkway. There are 10 additional multi-family units that are on a dead-end street off of Twin Lakes Road. The site plan does show an emergency access across the Northern Natural Gas line, connecting these two points. More detail needs to be provided relative to the emergency access that can be • provided in this location. The question arises if an adequate emergency access can be provided, why can't a street be continued connecting these two locations and eliminating the one point of ingress and egress for each of them. Ltr 4-17-02 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 • April 17, 2002 Page Two This issue should be looked at in greater detail. If a street access cannot be provided across the gas lines, consideration should be given to connecting Vance Drive to Tyler Court through the wetland area. This would be consistent with the action taken on a recent plat, Windsor Park Third, where a street was required through the wetlands to eliminate a dead-end cul-de-sac. In that particular plat, the two issues that were slightly different are the streets in Windsor Park Third were public and there was no other means of emergency vehicle access provided. C. PRELIMINARY GRADING, DRAINAGE, AND EROSION CONTROL PLAN • This plan should be provided in a larger scale so that the detail of the grading can be reviewed. • There are several locations on this grading plan where relatively high (8 to 10 feet) retaining walls are proposed. This would include areas behind multi-family units, adjacent to wetland, and along both sides of Vance Street as it crosses the wetland to make the connection with Trott Brook Parkway. All of these retaining wall areas should be terraced so that the retaining walls are relatively short. • Emergency overflows need to be provided for catch basins at low points and all ponds. • Some additional easements need to be provided on the final plat for drainage which cannot be contained within prescribed drainage and utility easements. • • The cul-de-sac with the large island in the center of it on Smith Circle needs to be built to the new City standard for cul-de-sacs containing islands. A standard detail showing the minimum radii for these types of installations can be provided. D. PRELIMINARY UTILITY PLAN • A County permit will be required for the access point onto CSAH 13. We believe that the County has already given preliminary approval to the access point, but an actual permit will need to be issued for the construction. • Sufficient drainage and utility easements will need to be provided for all of the sanitary sewer and watermain serving the multi-family units from private to private roads. The storm sewer servicing the private roads will be considered a private utility and the responsibility of the association to maintain. If you have any questions regarding these comments, please call. Sincerely, Howard R. Green Company �j��%(� Terry J. Maurer, P.E. • TJM:tw Howarc R. Green Company Ltr 4-17-02 Harlicker.rev CONSULTING ENGINEERS Nili A 41 01"- illp .pir . Sherburne Countyi■■��=,;ti April 8, 2002 ���i't+ej PUBLIC WORKS DEPARTMENT ,x `t�'it. ■■i.r■..r. City of Elk River Rhonda F. Lewis, P.E. Attn: Michele McPherson 425 Jackson Avenue 13065 Orono Parkway Elk River, MN 55330 P.O. Box (763)241-7030.800-594-5208 90 Elk River, MN 55330 RE: Marshes of Trott Brook Farms Dear Ms. McPherson; After reviewing the drawing for the Marshes of Trott Brook Farms we offer the following comments. The access points.for Trott Brook Parkway and Vance Drive with CSAH 13 will become four way intersections and are approved. 1. We require 60' 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 will require a right turn lane be built to MnDOT standards on CSAH 13 at Trott Brook Parkway. III 4. Vance Street cannot be a thru street; it must be gated at the pipeline easement. a. At the intersection of CSAH 13 and Vance Street we require the developer to create (with signage and pavement marking) a right turn lane into the development, the center lane for northbound traffic and a left turn bay. Removal of some curbing north on this intersection will help this transition. b. Because of limited site distance and the confusion of the transition area we require tree removal to create a better site triangle. c. A No Left Turn sign (into the development) is required for southbound traffic. 5. The developer is responsible for the applicable signage fees to bring this segment of roadway into compliance. 6. The developer is responsible for pavement marking correction as required. 7. Any existing access within the boundary of the plat must be removed. The removal site and the slopes for the right turn lanes must be restored according to the enclosed detail. If you have any questions or concerns call me at 763-241-7034. Sincet`epy, al_ Richard D. Corbin Sherburne County Public Works • 04/11/02 11:31 FAX 952 937 5822 WESTWOOD PROF. SERVICES 2002 Westwood Professional Services,Inc. PLANNING • ENGINEERING • SURVEYING • April 11, 2002 7599 Anagram Drive Eden Praire,MN 55344 Michelle McPherson Phone:S52-237.5150 City Planner Fax:952-937-5822 Toll free:1-888-937-5150 City of Elk River E-mail.wpsWwestwoodps.com 13065 Orono Parkway TWIN CITIES/METRO Elk River, MN 55330-0490 ST.CLOUD Re: MARSHES OF TROTT BROOK FARMS Ref: 2001109$INERD Dear Michelle: On behalf of D.R. Horton, Inc. we are very pleased to submit this application for the development of The Marshes of Trott Brook Farms for your review and approval. The original PUD included single-family homes and a cluster of town homes similar to those being offered in other Trott Brook Farms neighborhoods. The Marshes will offer the Traditions Townhome, which is a new row townhome product that will provide a different housing style to the public. The action that is being requested is an amendment to the Trott Brook Farms PUD that would include the change in unit type, addition of 6.31 acres (highway remnant parcel), increase in overall units from 615 to 648 (including 10 on the remnant parcel), and revision to a portion of the remaining single family neighborhood. The amendment area consists of approximately 53.95 acres including 17.57 acres of single family to be reconfigured, and 42.64 acres of the Marshes of Trott Brook Farms. With the exception of the 6.31-acre highway remnant parcel, the property is currently guided and zoned for PUD development. 0 TI'S is The existing Approved PUD is for the development of 615 homes(349 S/F, 118 Coach, and 148 Villa). i FNN This request is to develop a total of 648 homes with a slightly different mix(325 S/F, 105 Coach, 108 Villa,and 110 Traditional Row). While a total of 33 additional homes are being requested,only 23 (an increase of 3.7%) are located within the original PUD area. The remaining 10 homes are located on the highway remnant parcel. DEVELOPMENT CONCEPT The Marshes neighborhood and adjacent single-family area is being redesigned in response to both site conditions and the projected market place for townhomes in the Elk River community. The townhomes originally suggested on the western portion of the site were large two story units that were conceptual in design. Their footprint was large and,upon close review of grading studies, was found to cause more tree removal than was desired. The development of single-family homes to the north of this area also caused significant tree removal to engineer as originally designed. Through the use of a smaller townhome footprint,the use of private roadways in the more difficult and wooded portions of the site, and by reworking the drainage and ponding plans, a total of approximately .89 additional acres of trees and woodlands have been preserved. The net density of the townhome area of the Marshes will be 3.6 homes per acre, or approximately 12,000 s.f. per hone. While the market for the existing D.R. Horton multiple produces remains strong, an additional home type • is viewed as a benefit to the Trott Brook neighborhood and Elk River community alike. The surrounding open space will set this cluster of townhomes apart from others in this area of the city, and the Designing the Future Today...since 1972 04/11/02 11:31 FAX 952 937 5822 WESTWOOD PROF. SERVICES Cj003 • realignment and use of private streets throughout the Marshes provides the added benefit of reducing the impact on the land. EXISTING CONDITIONS This area of Trott Brook Farms will be the last to develop. Plans are currently being finalized to extend the Parkway to the west and out to Highway 13 to provide utilities to the remaining portions of the development. The connection of a street to the property to the north is also being reviewed for final location. Plan review by the various agencies involved has guided some of the design decisions that have been made. This includes the redesign of access to the site from Highway 13,the internal connection of private streets for emergency access, and the increase of on site storm water ponding. ACCESS /CICULATION As reviewed and discussed with staff, site access will be via a private street off Highway 13to the westerly 10 townhomes, and access to the remainder of the Marshes neighborhoods will remain off the Parkway. This main project entry is one of three that serve the Trott Brook Neighborhood. The other two have been constructed off Highway 13 just north of County Road 12,and off County 12 east of Highway 13. PROPOSED DEVELOPMENT As indicated,D.R. Horton is proposing a mixed-use revision to the existing residential PUD to include a total of 133 homes. The mix will include 23 single-family home site,and 110 Traditional Row type • townhomes.The project has been designed to transition development intensity from west to east using existing natural amenities as a buffer where possible. Entering the development off Highway 13 and having passed wetlands,ponds and woods,no driveways will front onto Trott Brook Parkway until nearly '/ mile into the neighborhood. 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 also been submitted for staff review and comment. Guest parking of'A space per unit will occur along one side of public and private streets as allowed by code. In addition,two spaces will exist in each driveway,and two spaces will be provided in each garage. We are please to submit the Marshes of Trott Brook Farms for your review and consideration.We look forward to working with the City of Elk River toward the successful completion of this portion of the Trott Brook Farms planned community. Please contact me if you have any questions,or if additional information will help you with the review process. Sincerely, WESTWOOD PROFESSIONAL SERVICES,INC. Edward J. Hasek• • Senior Planner,Landscape Architect ALTERNATIVE A J LL-_-_-- '14,____ \ ......................,.... ‘ 47y,.," gre--7------ ,i1 .0c ..1\1)\ 9 012_ 6 A \C k1/41 i , ' � \:: / / i it,`<,; , . , 6\ '` •'' �� -- _.__ 1 axil',,\,,,,---"' I--"-- - y.n\ 1 rfr c 1 e, i IC fr---__.=-_____., �I ",; �1 y/L1.1 / ) , , 1i / ' _ J 7pfI ___1 i r� � _�. --._ ...x.....-7 ,,,.._ 1 1 --z-' i ---,, i f- ---.....„,,L ,, /1 ! – i ,,,,,,,, .. . /. 6\l/ I 6 '* i /7 / _,„ .,• ."....., .. - 1 I i i--'1 _ ...... . -__ . . _ K...,,,. , -. „ , , rKo `r' f3 of p 0 0 • .....%-.N.) . . 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( �. \� I /a.��\ ;4/2 \---\/j‘\ 11 -----'...-------, ,----...... '' ` /' , N " I Wrn-AND / --4\\`-_ - ±---'r//7. /i/ / \ \ \' , 1: of / ey / __ ,,, 71\VA(L.41,_ - --- ,' - \ ‘.._ - , ___._._ , / , ' / / 11 ,.x -,"•-•c\,,,,_ I \ 1' t/� - WE RANO \_ _ _ ' _ _ I \ / :_ ( Existing I \ / � -f�uildrngs .- \ S9� 1 / 1 W 2AhD \ \ '\/ \ , '.5 I I 1 :FUTURE ADDITIONS /' \�\' "I I,I = _ / '?' / TROTT BROOK FARMS - / ` \ I , : - . - E ‘, 1 _ `I • \:- E' ,'.. . 'I„ I �; \ ± I*1 '' lL / :-/C-:Ili TROTT B OOK 6111 i„ i - 312 �1 1 1� r/r, '/ 561 - - --- _ "-- _ - --_ "\ `� I W£ AND \ \ \ / - __ --_ 1 - _ . , ____._ I X11 , ^ I 1' •� - / f e - -- -- south line of the SE-- 1/4" of the!•(ti'b{/'7/4 I I \ 'r Ia 1 �',. _ ,Souahwes�-corn r h (. - - - - . ,, ,, . .. . _ - - `\' — e o 't 1 \ >II. f Legend Vidnity Map .fie :. Xti ® 0 BUSH/SHRUB STREET LITE El TELEPHONE BOX — POWER OVERHEAD i Obi O t`\\ CONIFEROUS TREE GUY WIRE 0 TELEPHONE MANHOLE —et.— POWER UNDERGROUND 4 _ . .. CID "' X) * DECIDUOUS TREE .. ,n_31 ` a POWER POLE ® TRAFFIC CONTROL BOX —s""— SANITARY SEWER S '11 C]�✓� Fr 1 e- WETLAND O ELECTRIC BOX B HAND HOLE —sro— STORM SEWER �� ' I�- 1 0' r"/'' • STEEL/WOOD POST 10 ELECTRIC METER - TRAFFIC LIGHT —ra"— TELEPHONE OVERHEAD ' I a • c � ' XI -- SIGN-TRAFFIC/OTHER ( ELECTRIC MANHOLE on GATE VALVE —rec— TELEPHONE UNDERGROUND m s ( rami— V m ,T SIGN-TRAFFIC/OTHER N ELECTRIC TOWER O HYDRANT —,4r— WATERMAIN 1..,-,154‘‘,-.":�� I O MAIL BOX s® SANITARY MANHOLE 0 WATER METER —'— FENCE LINE -..""!".i Call 48 Hours before digging: a SEWER CLEANOUT GOPHER STATE ONE CALL - HANDICAPPED STALL �. CURB STOP BOX 1.4+r DEGDUOUS TREE LINE )r/J`J , u Twin City Area 651-454-0002 " ` Q PERC TEST BEEHIVE CATCH BASIN ® WATER MANHOLE IMMMN CONIFEROUS TREE UNE (//' Mn. Toll Free 1-800-252-1166 -- t 0' 100' 200' 300' Aoki.' ��< Q MONITORING WELL @ CATCH BASIN C WELL CURB do GUTTER *�; 4 1a FLARED END SECTION —err-- 1`1't'II �, ® CABLE TV BOX CABLE TV ,;;,- v, BITUMINOUS SURFACE 0 - •h i �' - NOT FOR CONSTRUCTION LATEST REVISIONS DATE 10 GAS METER —us— GAS LINE I STORM MANHOLE j CONCRETE SURFACEELK RIVER , 8-5 20011092 oo 20011092EXP10WC No Scale Datc 03/22/02 Sheet 1 OP 7 a W w ,W W W-;, y; , ;• )l..W�S p„O,� Prepared for. Marshes of Westwood Professional Services,Inc. -Am • • * PUD Amendment Trott Brook Farms Existing Conditions/ •75en Anagram Dnve Hasa,RL ASIA Mame MI D.R. 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Inc Call 48 Hours before digging• _ GOPHER STATE ONE CALL / / / — - \ Twin Gly Area 651-454-0002 h 7695 — — — 1 Mn Toll Free t-B00-252-116-tt66 VIS 1 }1' SETBACK h --- _ `l % 4'P ��fH ' - —A - --,_ ; FI ml 23 \221 I 21 I\20� 18 \ • � .!. k:\\ \\ 1 / ��/ M'Y �� j \L‘ �,1,_1!„ 25' SETBACK ' I I I 1h hh N \ •S1 X1 \ (��� //// �/ ry N£1�N0 '^ s.„-‘-, ���®� 06:No s In I� JL JL. _11_ -/- 1, \!\II \ \ / / / J'J "'�zs t� �. - � �� ���-- 25' SETBACK 17 --- A / O - ow 5MITFfi J L 1 i� T /' �� iii ` / /� \ — ` 2+ ��' �`: �� 25' SETBACK tiP / \ // / .�� �■so ``� %/ / *3s / Y II 12 � \ /j ♦ II COMMON N� ! <I 10 11 / ' / \ /// ,sem / 3 Nf n AND LOT 30 / 1 ia■ 1— -.J L— __I L / \ ��j/ i /� O SF \` ALL OF COMMON(07 / I i��■ vi 30" SETBACK /'�\\ /- � ^��/ // / �,q Ck µOTO BI DRAINAGE , MI" ; /-- 16 // / - RA/NAGE ANO H j '�/ / // — \ \ EASEMENT I ■ r� �r -N 13 ‘\ I / U7/1/7Y EASEMENT /' / v ----\\ — \ l T /1\ �� �0. "?0-7,r____ \ �— — — — — I // a l O S� — — \`- I n / / I \S��qC �RO - // 7 >/\>49,C 30' SETBACK / /�� / 1 • \ \ T� ` s► / E II 3 1 �� // / l Nf RAS l� t \ -- l �P4 p,_, se ,40 L l /l 4 ` \ l ( _ 1 1 / �- 50�� Nf RAN° _ e \ \ A'\ I 30 Imi I ��. 31 y — \�� / I 0\T +T A (� I �-// / / \ I\- I a/ \ \ / `� � \ f '�� ��; \ .,,,,. \ \ \\ / \ , coM...r a y „grim: e 30•Vo.. / /7 2----------, �, L . I: .\c, _\ / 16\ / /30.SETBACK / •Ih Nf HAND ` —. ®, l \'''" 1� \���j ��� - \ 2(3 .�i - Ir-1=:�` // ALL OF COMMON LOT J r / / N R ND\ Ji.\ __ " „.... ......\\ .� ®,. / JO TO 8E DRAINAGE .\< ".4\ � \/ - // `"\\\�Gr5ANDU11DTY `/ / / / 17 (� ` _/ 3 ' liy ii-z/ A \ \✓/ �<` • '/®1 gt / »£HAND \. ��0 �,, • 20/ \\ ' k/ < r1NfnANO \ / /i/ / \ /..,e 13/ Jo X18\ pt 30 31 �2n % \ / 27 (774 19 IIT 4 COMMON �, �r��� l\ \ \ I ,..4( \( 6. LOT 82 �a \ 4 ' �\ ;£M R ENCY ACCE• J_/, ��' ' \0( � I _ \ �/ 22 5 I_ ♦ Vii'.. �. \ * wgf 4 E I EMENTS) �#S' _y.��Q ', ry 0 � `� / / .ors11 - �� 28 L(1111#411,...ta , w _ �. *� 4,R / I 26 / 25N23 � V a vv 111111,1".:-`'. / 401* / 10 185TH 7 � — _ — xfnAND 23 24 / 30' SET�ACJ(. 372 \ 185TH • P-1 WE AND / 55J \ / - ---, _.;,,,i ) 25 '-''''') —111/111a DEVELOPMENT DATA LOT AREAS Typical Single Family Lot: Typical Multi Family Lot: O N Total Site Area: - -- — 53.95 Acres Average S.F.SLot Area 26,488 S.F.SFt 30'REAR YARD SETBACK 25 BUILDING TO CfIRB SETBACK / Oudot A: ]79 Acres Average Townhome Lot Area: 2,308 S.F. 7 - ti Public R-0-W: Smith Drive & rr 10' S/OE YARD SETBACK TO LIVING AREA -PRIVATE DRIVE CL 1.1.41 Smith Circle 1.83 Acres LOT STANDARDS - SINGLE FAMILY LOT STANDARDS - MULTI FAMILY ----1:___=_L-2.-----c-=- — +� Wetlands: 15.96 Acres Developable Area 3437 Acres Lot Width 85 Feet Min Front Setback to Private Drive 27 eor NUMBER a Total Units: 133 Units (Back of Curb) 25 Feet MinI I 9 10 11 12 13 1.1.,a>•� -1 I SIDE YARD SETBACK TO GARAGE Single Family: 23 Lots 30 Feet (Trott Brook Parkway, Rear Setback 30 Feet Min SIDE(NON LIVING AREA) j L...)__ J , Townhomes no Units Smith Drive and Cul-De-Sac Head) 25'MIN. I'--BLDG TO BLOC ` s Development Density: (net) 3.20Units/Acre Setback Public ROW 30 Feet Min ti Side Yard Setback 5'/10 : 15 ft Total 40 Building to Building 25 Feet Min • •_ ,, r,I*-�'t' Ilk/ L 25'- 0' NOT FOR CONSTRUCTION ° 100'ST zoD 300' • LATEST REVISIONS DATE i — a. 8-5 20011092 200110925PP1 DWG a -. S 0 Date 03/22/02 shnr 3 oP 7 1,,,,..,a.,,O..O.a p..r..,R,..I,oe_...__. Marshes of Mc!..'.,.u..w OW 1 am.mr Med rwrmroN.0 Prepared for. D.R. UD Amendment •Westwood Professional Services,Inc. "'"'"12:___ __•4'"M^'''1`� '`a""` DHorton, Inc. 7599 Anagram Dnve �H Trott Brook Farms Preliminary Site Plan Eden Pralne,MN 55344nra..r Wit Phone 9521937-5150 Fax 952/937-5822 Ftanda D Hagen, 7 20860 Kenbri m, Ct., Suite 10 J,11,1;-,, 1771h --------- --- ---- - x.�rr vr...�c i L.ok,nlle Minnesota 55044 Ft m+ vPr Mi 1 nnewta 2002 Westwood Professional Services, IncI Call 4-8 Hours before digging GENERAL GRADING & DRAINAGE NOTES, / - H----1 GOPHER STATE ONE CALL • ALL CONTOURS AND SPOT ELEVATIONS ARE SHOWN TO FINISHED SURFACE/GUTTER / - \ Twin City Area 651-454-0002 GRADES UNLESS OTHERWISE NOTED _�'- - - _ — — Mn Toll Free 1-800-252-1166 • REFER TO THE SITE PLAN/RECORD PLAT FCR MOST CURRENT 11 '/� _•>r-• ••--- T _ _ ,,,,,,,\ HORIZONTAL SITE DIMENSIONS AND LAYOUT /• Il �����JI J EI 1\ '�_ 1f 1 / ^i • THE CONTRACTOR SHALL VERIFY THE LOCATION AND ELEVATION OF EXISTING /• / /• 1111,,F-:-./::-,---- ------, ' �' rn 1 ; a ��y_,-_--Y A I-I I \ i,/ - '-787TH:A E �' �, t' / a �pUTILITIES AND LOPOCRAPHICAL FEATURES WITH THE OWNERS AND FlELD-VERIFY � // �-,+�- Iam.......,.. � � - = \ � /--I! kin .'`� \PRIOR TO CONSTRUCTION THE CONTRACTOR SHALL IMMEDIATELY NOTIFY THE -2•% / / 'J,� IIiT' \ ' �'"•,' �- 1 --•"r , C-� / 1' "I'I �/ L. ` ENGINEER OF ANY DISCREPANCIES OR VARIATIONS FROM PLAN �O/,' / / ,,,r,,/,,,, -/ y/ :/, r OM1\a�' \� I v'. I�`4-1 I �� I ',, __1�•w. - y'/ �` 11` i y \ ALL RCP FOP STORM SEWER SHALL BE CLASS III UNLESS OTHERWISE NOTES '///// D / L/'/1� 4` LO 1,/ L. I.`�. J ;,..0; I )'1 _`Po `: I/1 .:y —•,•— — r / 1� FEMA FLOOD PLAIN LINE • ALL CATCH BASINS AND MANHOLE CASTINGS IN PAVED AREAS SHALL BE SUMPED I �rj/ /, / r >+- na o ..o `� o. ��"1- I •.� �,. n. y •i �" - ^�� 1 o V 17 \ 010 FEET. RIM ELEVATIONS ON PLANS REFLECT NE SUMPED ELEVATIONS / I , `\� 'o� '•o n --`i :` I. ~ i r \ , / a/ �� f`y'} 1 C� 'L; e �:���►r, �'s�tITH c cLE, '" \ Ii .r =rt-� . • ALL CONSTRUCTION SHALL CONFORM TO LOCAL RULES �/ _p`�/ / / `-/•_ \--' F -r,-;;--- -/ `.� -T-� ,..I• _ / // - '\ . _ yT ...‘,, 1 //\�4//(:/r ! 1. li , \\ - • POSITIVE DRAINAGE FROM THE SITE MUST BE PROVIDED AT ALL TIMES / / ,w ?"�\, \ �f]'�' �� _� - �� I -�� i.i1.," 9p �'�- `r�--,a — ��' , '� - T" / \ \, ` - EROSION CONTROL NOTES: / / d \ f� -,T.. .2/o �• — • 6 • ALL SILT FENCE AND OTHER EROSION CONTROL FEATURES SHALL BE IN-PLACE '''y > N 'R "••' / PRIOR TO ANY EXCAVATION/CONSTRUCTION AND SHALL BE MAINTAINED UNTIL - pair(-\p��\ /- . L��\T�' is{RANO ; - 11. G li •( • `� - a / �/ /, / _ VIABLE TURF OR GROUND COVER HAS BEEN ESTABLISHED EXISTING SILT FENCE . \ ON-5TE SHALL BE MAINTAINED AND OR REMOVED AND SHALL BE CONSIDERED / /r 1 5 1 INCIDENTAL TO THE GRADING CONTRACT IT IS OF EXTREME IMPORTANCE TO BE // -• /� ••Y� -� r I� �,�_ , / AWARE OF CURRENT FIELD CONDITIONS WITH RESPECT TO EROSION CONTROL /� U / _' I _ \� t TEMPORARY PONDING,DIKES,HAY BALES,ETC.,REQUIRED BY THE CITY SHALL BE / \. POND 6 (EXISTING '�'' I j: �� 4,` _"16 '/ / ' INCIDENTAL TO THE GRADING CONTRACT / - - N \\ NWL=906 0 ) ' / I ^� "/' /' 9'- -v _ �\ I 1 \� \ HWL 100 YR=909.2 ' _ 1 • ALL STREETS DISTURBED DURING WORKING HOURS MUST BE CLEANED AT NE ENO / �. 1 - r I - '45 \\ �' '_ J '�._/ ,e- ' \V f� I 2 1 OF EACH WORKING DAY A ROCK ENTRANCE TO THE SITE MUST BE PROVIDED ,s _ �/ - ACCORDING TO DETAILS TO REDUCE TRACKING OF DIRT ONTO PUBUC STREETS G } �N \ - . , - ,, , ..__..,,..,,,s,t,...,_,,, --- _ 'I 1 \ POND 919E/0(21701N-oil,: 7 •tit — - •' -- -' ',::,!/,, _ 1 T ! . hA • --131 ,• i3,127SF - ' --•"-----1-1--,":-•: ---•/.1 /,f, `I i - "//�/�/�/ _ WE71 AND t HV>L Nt0 YR903 3 '1i 'lWETLAND FlLL `� --- -'`,\� _ • - / ' \i POND 71(FXISTING) ( _ \' c" - -• _ NV&=8990 �ij' REMOVff%CUWrERT. \ \ 7)\- (411111141.114111.3_1111111111111*.k _ f „ r % ( ,1 NWL-97.0- I 1,122SF •,,t f � ` c Y \ ' PO 700 YR-9p7. '�'��/7 ,// - _ HWL 100 YR=903 3WETLANDFILL �1 yyy������""��_i�l� REGRADE TO ��do OI�j , �' „ \ \ / \ �',< ` \ i ; M s` CONNECT WETLANDS I ( .1 / I {11 / _ \\�c� '', i 4-L--; / �/_ '� REMOVE CULVERT, i+lAgp�i�,:,_ \ / ' 1 (,>I r 4,° 4 \• REGRADE TO 4 \ �S �, • J . 3 z // - t „\ \ CONNECT WESthND6 _ t \�y,?\ \ \ I• 'e�_I_I ��.11'- 41g- r- �t 1 �'•• i \\ \� • � ' �_ / / "�� \'1, \ 0111!' , \ �•” 134:4.,4 I •z l ) / • �, \ '�/ ,---- i... \. EXISTING TREE \ �\ 1`�*' ,\ .\ I �y !�y i 7 ��' \\ \ \\. • 1 11 - LINE (TYP) � - �.ifil l' , .�5. `�'j 1�„Tj i Dip 1 ' ;\ \- / / r j. I \ POND 1Q , / l l R is C1) •, a\. \ / . J l \ 1 1 \_ \ NWL=9010 ,/ / 1 rVIIII"�� 2 r•I �- N ,JO / � N1 P� _ m f ` \ / pl r„ 4 R w�Y � 0 \ 1 �1 I �. HWL 100 YR=9033,/ / -I 11 I *Pitt \- .2• r / c .// 1 Nr A :P. / y- k,\ \- \' yl• i �'IOW I��/ // 1 \1 1 -`_ \ \ / / I t RETAINING ` \\\...� \ i / '=04905 /J�i 11 wEnaND F 1` WALL(TYP.) '»; , ., .J�'22 ��4:, • wrnAND , ,i •C�/ -. _ / / / 4 N �' J �..9 Fi _hh��X . • u /• 1\ 1 .� I' c."--. /f^ .�� _ 4 . l .1t2 y i 3 , 4., „. ' ° �-%-:' r• �`�----- ' ' as - , i ✓�/ 1-_\I \ \\Z 111,+ � V � r. 41'2;,3') / • �•...... b � 6 i 20 1 I�, 4 / b • 360 SF 1 / / p� / WETLAND f ,1 ti'1 G // / - WETLAND FILL 1 li - ��/��1 --J 7 �,5� k.„- :T.//� SILT FENCE (TYP) ;S's,ma" t / i -` _: l Ji ; r=�/� - _ l 1I1::: r ---„°-_•`— I - //i l�7,1 / NFnAND -\ ,---,/,/ , //( 1 '�l / ���� • 37 62 TR�y�IT BROOD '� ' \' 'T. • /,./,:10 t , \ \ WETLAND '/ t 1_ I(' TR BRQ,��( FARMJ 9 7\/I• ' @.iN4, _ 1 11' E i 1 / I LOT 80N o` d `�,?/ MITIGATION \ / / / ` + 1 / RB AL/DO, . - _ 'Chi �L' /, / OAR .f f . ` •1 ` ' I ` .� `� ii't \ LIMITS - �� ,\ j /�� �\ CJ �\ ( � 72/; �- V \ 5 //���, 29 /161' N :++� I .,9.( �i a+a� 4.615 S.F. \ I �� `\ 1 , I'' w 77111.‘ . t /� \\ A 1EXTRASTRENGTHFlLTEN FABRIC I ` '- \�y `O� :V':.,,,,`',.:,...?.1:N.:N/,Nir:).../..,,,;\C--5„) WETLAND TWE4ADDw10.EMESHBACKINGA -- J �1 �/ I MITIGATION , _"Okiiiv �-'!4 / \ �� � / Itt �"'^\ M :\-7L-"- -'1:: ¢1 1 ,p ' v/ POND11 I� srE¢oR /_� �`1'�,. 1 -'�` f:.� `'�• ///�-� ) / NW=900 5) / wooD Posy _� D 45Pc. •�'y1 I /'� ,14.'. HWL 700 YR 9033 -'/ �� c .�_�'•••�.e�••TT+ � �s`.�_ 1 I , `,�, ' / �/ I }� //`-`fr��, / �'...-n•Tiel0'- MOTAx.QAaNG vATH 441 . /"• Y� • _.....--,7\-\:\, • •♦ - �./A t L// .I I I I !' wIRE SUPPORT FENCE ...-.-.1„.. • •'�• -__ _ _ o.Y�1. , •` i'-0'MAX SPACING'MTHIXIT 1- `\ �`• � •�•� �� .• � // - b 1, O/ 'MBE SUPPOlT iFNCE yti'h�.,11111JSp' o • , M+•• / PONDING HOGNT i•MA% >/i''���jy' M'tr A ____I,' I _ 't_ i \ / - - :LIER FABRIC. RECONMFNOEa ��A 1i• '.L`- �NII _� - _ _ - \ ` � STORAGE HEIGHT .•�• i�_�'��•LOT CORNER ELEVATIONTTACH sEaRE1r '��� c�•�.�•�,�:i+ '\ I _ N£ AND I 11 I - ` APPROXIMATE STEEL OR0 UPSTREAMSIDE OF • �..a•• 1,..1.1. '•�1;----Effi ONDING MDONT �'=t1�_- i, \ m + 1 i LIMITS OF °' LOT NUMBERMaoD Posr / 'Yo'�t•,- I TREES TO 3i-HICKMAXNOFF POST. RUNOT 12•MINIMU .••j11 la' • lae �' .I- REMAIN (TYP.) ffDRAINAGE ARROW -y.l' N �i;�;.Io `I1 / WETLAND 916 0 WALKOUT/LOOKOUT GRADE12•MIN,1, / 1'- WASH°ROCKI� 11 1�� MITIGATION 2,700 SF -i— r 12-MINo ELEVATION (IF APPLICABLE) 4-s mwcH •I j\ ' U 1- 1 / LIMITS (TYP) WETLAND FILL WO ® M+TH COMPACT° LIR.II1 1 e !MOT 1 GRAVEL -. __ I - 111,---'-------------,1 "_ _\__ - - I. _ \. \ _ 924 D STANDARD DETAIL GED 76,209 S.F r �i1i- � / MINIMUM BASEMENT FLOOR TRENCH NTH NATIVE DACKFlLL ALTERNATE DETAIL 1 - I -"'1 1� WETLAND `� ELEVATION TRENCH MN GRAVEL 111I III I / 1 / MITIGATION FRONT GRADE ELEVATION NOTE'1 INSPECT AND REPAIR FENCE AFTER EACH , STORM EVENAND REMOVE SEDIMENT MIEN NOTE NECESSARY ROCK CONSIRUCRON TRANGE SHOUID BE ROCK CONSTRUCTION EN DRIVEWAY A MINIMUM HEIGHT OF 1,0'AND CONTAIN LSGHND R = RAMBLER. GRADED FOR 8.0' OF DIFFERENCE FROM THE 2. BEYOND SEDIMENT SMALL BE DEPOSITED MAXIMUM SIDE SLOPES OF 4:1 ENTRANCE TO AN AREA THAT INOT CONTRIBUTE AN BASEMENT FLOOR ELEVATION TO FRONT GRADE ELEVATION SEDIMENT OFF-SITE MND CAN BE MUM. AT GARAGE. PERMANENTLY sTARIUZED. WETLAND FILL - DENOTES EXISTING STORM SEWER 2 SILT FENCE SHALL BE PLACED ON ROPELAMM •---N►-11 DENOTES PROPOSED STORM SEWER _, LO, SLO =FULL BASEMENT LOOKOUT, SIDE LOOKOUT, CONTOURS TO MAXIMIZE PONDING EFFICIENCY. GRADED FOR 5.0' OF DIFFERENCE FROM THE LOOKOUT GRADE WETLAND REPLACEMENT DENOTES EXISTING TREE LINE ELEVATION TO FRONT GRADE ELEVATION AT GARAGE. (Wetland Creation; New Wetland Credit) DENOTES APPROXIMATE TREE DENOTES SOIL BORING REMOVAL LIMITS WO =FULL BASEMENT WALKOUT. GRADED FOR 8.0' OF SILT FENCE - DIFFERENCE FROM THE BASEMENT FLOOR ELEVATION TO DENOTES SILT FENCE •0563 DENOTES EXISTING SPOT ELEVATION FRONT GRADE ELEVATION AT GARAGE. DENOTES HEAVY DUTY SILT FENCE .. DENOTES PROPOSED SPOT ELEVATION - - — �•� DENOTES BALE CHECKS AROUND 0" 100' 200' 300' DENOTES EXISTING CONTOURS 1 1 - 980 DENOTES PROPOSED CONTOURS EOF CATCH BASINS TYPICAL LOT NOT FOR CONSTRUCTION LATEST REVISIONS200110DATE: EOF DENOTES EMERGENCY OVERFLOW B-s 20011092 20011092GDP1 DWG 41) ELEVATION Dee 03/22/02 Sheer 4 OF 7 ®��'ERECEIVED Marshes Of OLIO Amendment 302, IAa ,..at,W1 e4 r�...rna •e.—.r IlririA4kflarleD ��..// r1.n.p.u�.rwlI...ay ue.M NannwEONAI. R"W�` ,y >IVaPrepared for.wTsrm•Nc Ne4,,.4 Mx SYR•AOAa..1• Dnve (^, (//� �•` �H D.R• 12t9iteInc. Trott Brook FarmsPhoe 9571937-5150 FaK 96L937-SE22 rond. 22/0860 Ke100 Drainage p[ Erosion o,� 03/22/02 N. 17716 _- Recent°e•"d`�'/�` Lakeville,Minnesota 55044 13117 Riva,Minnesota _ Control Pan C 2002 Westwood Professional Services, Inc Call 48 Hours before digging • GOPHER STATE ONE CALL loo sTA•T420 - - Twin City Area 651-454-0002 TO4 POT/SIA- Mn Toll Free 1-800-252-1166 :1 I U , f 0W K N - r10 04.c-I• '- -.2 " j a NOW x— — 'Aa.c— o .s. Aurgeminis it .40 2. • • __ wily -_ , 41A PLANT T BITUMINOUS SWEARING COURSE MIXED �_'r_ � I \ I ..� — \� TACK COAT, MnDOT 2357 _ T / 2" TYPE 41A PLANT MIXED l 1 J '`, BITUMINOUS BASE COURSE „ I 8” GRAVEL BASE CLASS 5 MODIFIED) (100%CRUSHED) SUBGRADE PREPARATION • M �� TYPICAL STREET SECTION NO SCALE .:n m t- 3 = iil. 4 : ° • ii is ii. 4 „-w „� it. .-- -1111111111111; =; :l= , �a .4 '17,':."'" �lt i l Vance Drive Vance Street CA P/L 60'R 0 W P/L 34.9'(B-B) 17 45' I 17 45' j Nx 37 4ig4, I .3\ M i 44x i.,/- STA•27435 —.60-40",g _ MPX 37 2 07 I 3% 3 110,00 TO ,i____1:1.37;37____.., —� — !:T g L 6•MIN. TOPSOIL a v r r. .1 (TYP) PROFILE GRADE / as----- GRADING GRADE (17RM5-FACE TO BACK)C &C. j=/' sg q y 770 00 TO A'- 11 5" PTI MEV•1a7,4 4.0 / i - _ / I- 2114: • / A '522 32' F—F PUBLIC STREET TYPICAL SECTION 8:, = /` / _ s' ` �d NO SCALE • / ig -tel _ / / 14' 14' PX 3 44k- 3\ M PX 3% 2 0% 37. "31 M AIM Imo m 3 T MAk / 6-MIN.TOPSOIL a +�a M M 5 ^D :� rF ^^ _ �E �E aF ^R "x gl.: y ^% • (TYP.) PROFILE GRADE \—SURMOUNTABLE CONC.C k G m.» n'-IK« vv..o 73400 v.-« 47400 :..w ,>.« 74403 :4447 ,o.« 0400 �.« >.« 3.4 `w ..w „« GRADING GRADE 11,5' 187th Avenue Smith Drive WM POW Mr•044 23 28' B—B PRIVATE STREET TYPICAL SECTION NO SCALE Clean 17 I uom WO PORT STA•3•44 Oa L j R .w nn-n,u a CA ig- 200.00 VC / • ~5 C'C' 22.....i ::":1*' ?g II- \ :::::: t2' I12' S\MpXJW I e° L \ - / // 37 2.57• 37. 3 _ __LIMA / �, / .1 �� / 1 MAk 1..r�. 6"MIN. TOPSOIL 0412 MODIFIED 3-CONC.C.k G. (((V,��^,1 -1————— j ' - ^/ (TYP.) PROFILE GRADE \ , I 1.5:1 SLOPE/ 2:1(13-8) GRADING GRADE Ex ( ) ���•��•6666 I I I - 115' ( ,,,«': cc c � »A•=I -o •: '4 -a -a : _ 31' " - 24' B—B TYPICAL SECTION 3.33 ..« cm « c ,.« ,.« « •.« ,.» (SHARED DRIVE) o NO SCALE LATEST REVISION DATE ` Smith Circle Tyler Court 8-5 20011092 200110B5DE1-1 DWG l Date 03/22/02 sheet 5 or 7 1no..Warr w7 ant I to.w.r...aN r-..+..r Marshes of . rr.n 4...w. a a...«. ,ulna raoros�a+u, a...r.rs Prepared for. Westwood Professional Services,Inc. N• Si. M °'+oi1 r°"° Center Line Profiles 7599 Anagram Dnve t 1 D.R. Horton, Inc. Trott Brook Farms Eden Pra.ne,MN 55344 }1 p.,.� wH & Detail Sheet Phone 952/937-51 SO Fax'9521937-5822 Pntt�D.H'6�.�+ 20860 Kenbridge Court,Suite 100 Vance Street,Vance Drive,Tyler Court 3/22/02 1771E Dutton�i/411 Lakeville, Minnesota 55044 Elk Rivr•'- Mi nw;tn 117th Avenue,Smith Drive A-s ith Circle o 2002 Westwood Professional Services. Inc Call 48 Hours before digging: GOPHER STATE ONE CALL Twin City Area 651-454-0002 Mn. Toll Free 1-800-252-1166 ,'� '\ 8" DIP PLUG AT 1 PROPERTY LINE 'I / / MH-14 MH-15 MH-23 — N , / / RE=927 66 RE=930 42 RE=936 41 \ — y 1 __ / / - IE=914 02 IE=915 44 i 1695 \. IE=907 01 \ — — �\ 1 1 MH-13 I e•PVC I` I 1' // /EE 911 966 - " 187TH AVENUE \- ���•- IN 1MH-12 8•PVC r a ■ s •r 23 22 21 20 19 18 \ n������ e'DIP 8•DIP \ at� 4 \ // 'T / ti RE=9226 \ ! s,�, e•PVC MH-22 (DRIP) MH-24 MH-25 No/ p k 'lit • ' RE=92919 \ _ 1 I \ E=90 19 lal rr RE=937 89RE=932 11 1 �'® h i' �\ \ XV� /�'�' ti \' ,e�� ��� _w ►�I IE=97.A4 IE=9181• 1i v RE IEE 9906.•0 \/ 1r /Q hh �1�� ( e Pvc \ S,I ' \ J ^ //-- PLUG ANOPVCe� ���! ��� �� �� �\inimmirAnibli17 \t \ J/ / �2 CONNECT TO ' / �� �j� m� mil Ns �� +wi �'an / EXISTING STUBLew0 13. \ �, \ / // v \ IE=904.39 ' ► © / — ` MH-16 I ��1�1 e•DIP SMITH CIRCLE / / ` • — r/ / RE=-926 49 a�� 1 \ // '' \\ �f / \ IE=91649 I • Man / / - _ 73 I \ // ,ice? \ / ���� REMOVE 8" DIP PLUG 1 \ 11 II e'DIP�����y n p 12 / �j / / (1m N // .,t1 �'�T# ��� AND CONNECT TO COMMON I 1 ift.. . 10 11 �_ ^ EXISTING STUB / / , ♦d N. ` LOT 30 .� !Ma / � I �` R.L OVE B" ��/ H MH-Z6 /- / \ hik REMOVE B" PVC PLUG PVC PLUG I RCP RE=9310' 15 666.. ,,•,� / \ flcz..... ?� \\^11 AND CONNECT TO ►-3��ND CONNE T a�� G �— IE=919.07 \") \� \\ , EXIST NG STUB TO EXISTING - -Inn IE904.54 /- / N8 Will Q 14 I 2 1 ri �' Ms/ \ \� IE=-005-39 0 1 ➢\ / V 7RQ \ 1 RENO 110" PVC / ' 1 i \ 6 PLUG ND CONNE• REMOVE 10' PVC MH R\ •� X t TOE STINGSTUr /- Ii PLUG AND CONNECT 1 i RE=912 53 \k A _ - _-4... ♦ --�I� I 3 • �, 41 TO EXISTING STUB RE=910.70 cZi IE=902.76 \�Rkk,�Y �'� !■ � I I\E=• 580 / , A`, .........„ c s IE=902 86 IE=902.52 U 'r t , I 1 3 i11' m RI:MOVE 8" Dlpx 111 :::I''--- --' ��. - ( ` O 4 // �'\ ° ,. J • PLUG AryPfOWII E)CT e•Pvc •---->--- \ \ \ \\ I •m TO fOCIiN STUB j / ` I \ \ \ — I - �\ ,,, ' _ 31 O TDTA i / � �N ���• �Q • ��l�o _�[ REMOVE 8" DIP PLUG v�\� \ // / II \- 10=902.19 1 1 - ` ��� \� I '■a �� AND CONNECT TO ,r \ •'�a \� \ �� i GFs/ I 1 ) .� \ i�, \� ��q! �I 0 EXISTING STUB �� \ / MH-8 ♦ 0:3 2� LOrTOgN • �� ■ 30 �~ \\ + �/ x I - RE=914.11 ! IDH-17 \ \4r 1R0 \� / l \ i Ili. REG--914 00 ,7 MH-21 / �' `-------w. \ / i �. 1 - / IE=901.77 IE=904.85 \� \�� vQ`� RE=97776 •l i/y 16 eR00kp \" '' 1i "' \ A�� 1 M N I 1 ®� �M GO IE=906 22 // /� gRl�W,1 / / / 7--- - - / �A \�� ��" �i"� 29 /��/yam r �� :�.���. �, .; : \� � a MH-20 a y ' I II \ N / ���,�� .� ady 3 - ©�"-•�i�'I►'feee� RE=917 22 /,J 4 '�• �. - x CO19ryNEC7 TO 1 / .4 37 NIVIPV 28 IE=907-01 /, / 15 / 20 at /� Ks. EXISTING MANHOLE , MH-8--- �� SM - �� / u G �/ \ \\ PROPOSED IE=902 8 I \ RE=917.40 �ir• ' 3 - / \ �N 14 1 ° XOPOS I lE=902 I - �' MH-18 / l•e j j 17 0 \,a���??? _ 1 I 8" 10=901.11 RE=916 15- / / ',.\ i S i=1 M 1 I 10" 1E=900 97 -MH-19/ r r-18 \ - r i, 4,4, O• f 912.52 1 \ ���� MH-7 IE=905 91 �E�9'I6.62 •Y 13/ - - 21 30 . F F IE=898.82 , 11 COMMON ^ ♦ ��,�.� \ RE=918.42 \IE=906.31 / 27 - \_ 19 31 ,\ ! ilji �� tot LOT 82� \\ f�'��sw 4 E=901 35 \ \ \ / I I `••-. i1 •Pvc \ 1 \ 1 7." \`� I \ \ 11 - \ \ 2229 ` '`\-3 __/- - OA ..,2/ ♦ 1 NRE-916.7 / ! ! !n \i \ \\ .o`a�4470444410, ��r .> 1 IE= 99.80 �''s • I \ 8 28 r � `" f �, *�� SPVC FUTURE TROTT BROOK FARMS ADDITION23 ,••• ! ► rir/ r,d'' �� 'S� MH-6 / 25 \,; 9 (UNCHANGED) ,� ,� I = 1 �,'•'.�i's / - MH-4 '� .�� ,. RE=913.62 /4 -R ! I 1 7ja MH-2 1 .• 10100 V RE=914.54 \�� 46 IE=902.73 ' / J- \,� RE-J91 4r I ��� IE=900.50 \ \` 10 7 24 I / I \ ,77 F _ WET TAP B' DIP TO 312 1]� m - ��� - i *\ a p EXISTING WATER MAIN 11 11 11 / 567 \_\ /\, ,\; �.� Y I. /moi m a 1 / 'r�/j 25 -•!, °1 \ (...---:::--K\ \ 77l I`t, 11 �V\ 6 / 4 CI GENERAL UTILITY NOTES: X CZ • THE CONTRACTOR SHALL VERIFY ALL EXISTING CONDITIONS PRIOR • SEE ARCH. PLAN FOR EXACT BLDG. LOCATION. SEE SITE PLAN FOR o TO CONSTRUCTION AND NOTIFY THE OWNER OF ANY DIFFERENCES. LAYOUT DIMENSIONS. SERVICE ENTRY LOCATIONS TO BE LEGEND -c COORDINATED WITH THE ARCHITECT. a • UNLESS OTHERWISE NOTED, ALL MATERIALS, CONST. TECHNIQUES ANDLaImil TESTING SHALL CONFORM TO THE 1988 ED. OF THE"STANDARD • VERIFY EXISTING INVERT LOC. &ELEV PRIOR TO BEGINNING CONSTRUCTION. EXISTING PROPOSED • UTILITIES SPECIFICATIONS FOR WATER MAIN AND SERVICE UNE o INSTALLATION AND SANITARY SEWER AND STORM SEWER INSTALLATION • THE WATER SERVICE SHALL BE INSTALLED WITH A MIN OF 7 5 FT OF SANITARY SEWER - - SANITARY SEWER —4— ilmrimmil BY THE CITY ENGINEERING ASSOCIATION OF MINN." AND TO THE COVER. THE CONTRACTOR SHALL VERIFY THE CITY AS-BUILT WATER WATER —I— ad nt "STANDARD SPECIFICATION FOR HIGHWAY CONSTRUCTION" MINN. DEPT. CONSTRUCTION PLANS TO CHECK LOCATION AND MATERIAL TYPE m OF TRANS.. JUNE 9.1988 INCLUDING THE CURRENT ADDENDUM. THE HYD. W/VALVE - HYD W/VALVE --�} CONTRACTOR SHALL BE REQUIRED TO FOLLOW ALL PROCEDURES AS • ALL STORM SEWER PIPE SHALL BE CLASS 5 UNLESS OTHERWISE NOTED. STORM SEWER - STORM SEWER —44— OUTIJNED BY THE LOCAL AGENCY. • THE CONTRACTOR SHALL CONTACT 'GOPHER STATE ONE CALL" FOR DRAIN TILE ---a-- NOT FOR CONSTRUCTION LATEST REVISIONS DATE g • THE CONTRACTOR SHALLRECEIVE THE NECESSARY PERMITS FOR ALL FOR UTIUIY LOCATIONS PRIOR TO UTILITY INSTALLATION ST 2 2DATo92u TPI DWG WORK OUTSIDE OF THE PROPERTY UNITS. % 0' 100' 200 300' D•tc 03/22/02 Sheet 6 OP a ,�, 4v ,•�,y.•_�• Marshes of r...r sme...a...S WI t w.•del,ua,, rRormWIVA1 �` Prepared for. Westwood Professional Services,Inc. a� v< •I�i•w•Mla^•-� • '�" PUD Amendment •7599 Anagram Drive a �H D.R. Horton, Inc. Trott Brook Farms Eden Praine,MN 55344 J �^3--/T._ p.,,� W„ Preliminary Utility Phone 952/937-5150 Fax 9521937-5822 Francis D. L 20860 Kenbridge Court,Suite 100 3/22/02 17?1A — Nord ��`�'/a.r Lakeville Mieee,nta 58944 Plan :2002 Westwood Professional Services, Inc Call 48 Hours before digging u I / ,'' / -).-„„ _ L,,,.3 7035 1 • .._._. ____ — 1 GOPHER STATE ONE CALL \ ..... , • ... — ---..__---s----- -..._--1 _,_- ,L 55 65 ;55 ..-; :,,', Twin City Area 651-454-0002 , , r r; -1---_::,,---- --4.1- wil-aiiii_M__1.•:.‘1:14 .Si-....= ''.. ,M--0 IP:, %.2_, ,, \. I Mn Toll Free 1-800-252-1166 ; '' // =.•e•a..-s-17.7.e..im, I 1 4 Or°"•••21&-:- W8.••• , _ -. 7011 .a.M..., -veliv-_ 140' 4 ,,— , I , / , / / , 1-----..- ----'- --- 18 O. ' ' v I_7.'1' ), ,i. — i 1 (1,,:,--AV/ ,m, Alk, 41.11.... AUL ANIL Ann_ ei-:-. ,Ii§-1- ilo --4--------,_ \ " 7-\ , , „1,„/ / / \ .,• ! \ / i 9 sr 4P-RI,' !BMW w w _ _ _ - , , ,1 , ...- /1 * ,,/ */ '% •ii 1 i ' —' ' -' - -----=---- --'- i-, — ,Ta ,4 1 g i ei. .1'4-- , V.i...1.0,2.-• aa.:....5 esi!", 0,,,, ( ,..,,,_, \ ___ ___ _,,.•:.) 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ALL OF CatilA• LOT ' ,r--- .4-MIME La 0 `,„:- _...,,, ---r, '--- 2 j . .-DRAINAGE AO A // ,---. - / 30 TO 9E ORA,' GE NO(inure unatAll •111) ,— ...--:----":"---- ___ 2 , LIPLITY EAS A4EA I\T III ... J .410 NEIGHBORHOOD- -' MONUMENT B A GEMENT L NEIG BORHIP*MI '1 • b ,, — ,---- 01. ' 1- • - , ___...-7.__ ._ I .‘- ------- /-----------' ---- L. - --k \ 1 f', ' ------- -- ---- '-----------1-'''- -__ , t MONIJMENT B ,-/ N Olta'X— -' / -.'ir . ',NO----' c__ (.. _ — ill/hid . , '11r0 ' (a ( ...111411-41 14. . 0 7 \\... ..\ ,„ i __ . _. • i ,,-.7-1 1 1 WM M , -0 -- . --- '-- I , 10. / , rAlit v r,0.;,/e, ____ *lr , / 1,-\ v rn , . 1,\\;i\ ,-.:„ Viimirift-Imwacimmr.tik \ 0 ;,-- _ _ _NI& ardagimPrAti :09 0 ? • N - `-C ` . 4101 ilk --. \ 0 „v 1 ‘ \\tit *1 I :imslilliCrirallt'lr , • 444.4%.11/1 . )) -:---------//)))) /t 1 r\\\\ \ • r- 1'1\ \ ,\ ,.., - 1 • '/ ' , -, WETLAND \V z -011 NEIGHBORHOOD • 4.-,„,. -...., i ,.\ 040.',,. 4'\, \\A 4,,,l-9.ill,,\, I.)A,,ti Ali 1 1 ii(, , ,,,,.,.,--, . *. %'• S' ' \\ '`. .,k••• -ir , ,.6., To • \,', -‘ • ,„,,,,__,, - .„ •••...,, ,%- iii ;7-_,..____4, ,m., ---..,\\ /t. r--,------9( II- n 104 . "\-7-;---"% --t , _ --- - g: 1 / ,, 2,)/if( , ,-// \\k , ),ft•s_.... . -:,..„.....„, . i/7,,.. .-‘-, ' kii \ \ Si‘• 0,4IV-\,,L I I/ / 'f7(/ 11 i((,, ,,// ...,,, . ,,,,..,:t,;!.• ,7i. \ ,<.,..., ::, I 7• 4 6 11,W..4.6 a"..smsjf 4'70' /17M / l' 1 1 \V it \ A'/Aillo ipaiv & At OF COMMON LOT \t,' • m, ,.. • 41,,,,, /r.....____,_. -7 2 NEIGHBORHOOD '1__. ----=-'ar,--;:/ /pW4-• iv,i''' /.JI •SE DRAWACE 11110 \1113, 70°'111!‘ .40r 1 . ,,i / I I/ / V 75 I , 'Wiab E-EMENr \ .,.,.'E' `, 11101 ,__ :____, • - • ,‘4 v/____)- (;i--( \ /-/,./i///, -/k(---:_". j 1-7 ( '7 la r , , . \''-'‹.----„•_\.\ "';„)),,,a;77,. ' Pi& ,.• ,a- in t '`,.\\,\ /.t.__ ...-'2):,/1.,411,,li,1,7-NI*.14, _47' A I) WE RANO N.'\\‘•' *4114, . /,,e.":7--\. - .....1 \ __•.,_46.6" No.,5...7-..,__,// //'\\ ? r-/' P"Hwww. 1 l I NEIGHBORHOOD - 0' ' , NI il AT' %.\\ I. J:t \I I r , , , 14k: ,k,vr----7 ,•-, - ., _\ , 1 \ ) ,,,,,,,,•,,, 7.-;(....-, • .,/ . .4, ,,ls -op„,- ;- 3,,,,,_ H •AN= e,..:, ., ,,,,:....,„,,4_ , , 2 ,<_.4., ,-,1:$ _..,,, -_---:--%---) .4tAIK.-411>i, Al1/410. - , - ', --- yi „ 00-.. .,;,-, Imp ..,,,,„jet . '- ,l, ,/. a .,70)" i`11$‘ ., " *At Nib• --------'''--74•1 1' :-.°' )-- ))) ,I /, .„, ><:, , .----':-..--,... -_ -_. --\ too?* /-- ',./ ----`,*.,fitt4tr ,4; h3- - _ , \ li -Eol ..2.-}...',',:,/,, ... _ :TLAIVO -:-•-__------(1 - -":----;-:,- -",./ oi=----- ---"' - ,,,"' --.‘\'':.--__-_-:%;, / \ / - - .. \\'\\ '..--;.'"---7.--::.--%.:-..:_f.................., /,' ,1 ) 17);) 1 I 1 \ ,C- s.:,,.. - -,..„,,. , ,A -_-)41. I Mil ‘ /fel( . *- '-----' ' \ //4://#'' 7 7/1/ \/' ''' T...:ical Foundation Plantings , I 1 Landscape Requirements-121---ts ' r--- \ REQUIRED (10.6640 = 267 trees) Trees on site(10070 Ornamental:(257.) Coniferous.(25%) Trees on site: Overstory: Ornamental. Coniferous. 267 133 67 67 183 149 67 67 MONUMENT B ------,,, o Plant Schedule- '-) - '-- --- y QTY. SYMBOL OVERSTORY DECIDUOUS 149 0 O. OVERSTORY CONIFEROUS 67 *lief' COMMON/BOTANICAL NAME Hockberry/Celtis occIdentalis \ / I\ SIZE 2"BB Common Thornless Haneylocust/Gleditsia tricanthos var ineriros 2'BB Fall Gold Ash/Frakinus nlgra'Fail Gold' Patmore Ash/Froxinus pennsylvanica'Patmore' Northwood Red Maple/Acer rubrurn 'Northwood' Swamp WHIte Oak/Ouercus bicolor Northern Pin Oak/Quercus ellipsoidalis Red Oak/Quercus rubra Colorado Green Spruce/PIcea pungens Black Hill,Spruce/Picea glauca'Derivate' Austrian Pine/Pinus nigra 2'BB 2'813 2'BB 2"BB 2-BB 2"BB 6'BB 6'BB 6'BB 561 \ 1 ! : : 1--1 C-1 Scotch Pine/Pinus sylvestris 6'BB Planting Notes _... - _ Tree Inventory/Preservation Calculations ORNAMENTAL/MIDSTORY TREES Red Splendor Crab/Malus x'Red Splendor" "aim li.::: 67 0(6) Spring Snow Crab/Malua x 'Spring Snow' .a.. Thornless Howthom/Cratoegus crusgalli Inermis' 1 5BB tgir,t1=s;%o,r,lits,Vov.riti,shgevzitt Voencgrtlr.to submitting tnd to become 111 Japanese Tree Lilac/Syringe reticulate 1 5' BB u uaen/Populus remues " Wrapping material shall be first quality, heavy, waterproof crepe paper - , ' - — SaalOw .14.• I • Total area trees on site. 21 76 ac. (1007) Qking Asptlid 1 5BB con. It is the responsibility of the contractor to identify all underground cables, manufactured for this purpose. Trees shall be wrapped prior to 12/1 and Ig ti gm ,O; ira :raw CD , wires, etc. on the property removed after 5/1. tea ....•• Total area of trees removed 10.18 ac. (477) aw........x Total area of trees saved: 11.58 ac (5.374 .411 Preserved Existing Trees CZ X .:2 No planting will be installed until all grading and construction has been completed in immediate area. Tree guying in all areas shall be optional. The landscape contractor shall be responsible for maintaining tries in a straight upright condition for a period of ..... 2 The landscape contractor shall be responsible for final grading prior to sodding twelve months following Installation. 5- operations. Stake all trees In the field prior to digging. Landscape Architect to approve all locations prior to installotion. Overstory Tree Detail Evergreen Detail .,' If there is a discrepancy between the number of plants shown on the plan and wIMIIIIIINIMIIIIIIMINI NOTE QUANTITIES ON PLAN SUPERSEDE LIST QUANTITIES IN EVENT OF DISCREPANCY the number of plants shown in the plant list, the number ot plants shown on the Verify all existing trees on site to be saved prior to any plontIng of new trees. 2N plan will take precedence. ,' MENEM All sad supplied shall be of the highest quality cultured sod available ",:..".7..'..=.1r'"'''''' , .. ai All plants shall be of speclmen quality and opproved by the Landscape Contractor shall be responsible for the watering of all freshly sodded lawn , kii _ ..,................. La. ii Architect and Owner prior to Installation. Plants shall ha.normal. areas until established. After the watering the owner takes full responsibility , L... healthyigoroue Ei well-developed branch syms ste . a vigorous fibrous root system; they shall be for sod. :=.5'7,..5•.;-....,r.tv::::.-:---- ----- i' sound, , vplants free from defects. disfiguring knots, sunscald injuries, abrasion.of the bark,plant disease,. insect eggs,borers and all Ali evergreen/overstory tree groupings shod have poly edging w4. 0th a - deep ..-:"--:."•=--,-- ,t.", .." '1'n".r....""-"-- - ,...- 'ci forms of Infestations. All plants shall be nursery grown shredded bork mulch. Nt --,.__ Rep It all damage to property from planting operations at n o cost to owner Planting details represent adequately drained sod conditions. The contractor - - . . -,-_: =NM -' ' •--. ni should exercise discretion in setting plants 1'- higher3In poorly drained sails 1111111 .7.7:."-14.7:".•:rZ" . .. The landscape contractor shall replace at no charge, any tree, evergreen, MEM =NM --- 11111 1 or groundcover which fails th live through the first calendar year from the time 7-.....a.""Z"..7".-.n7r:F...;.=='' The contractor Is responsible for providing adequat•drainage In heavy, poorly :::,....".:.t.i7.=.M..... 0' 100' 200 300' final acceptance by the Landscape Architect and the Owner. All plants shell ....,............. drained or impervious 3011S. .............. NOT FOR CONSTRUCTION Latest Revuthes Date 3/22/02 e alive and in normal satisfactory growing condition at the end of the ......,......................., '"If,"Wfli—ErifTrO7r47 ' =2"...1.....1 ="1.: S-' guarantee period. Backfill soli: use cultivated and emended 301I excavated from planting holes. 8-5 2001,092 00 2001,092PLP1050 Four Inch deep shredded hardwood bark mulch over weed barrier fabric will be Remove all debris Including rocks larger than 3'in dlo. .., installed around all trees that are isolated from ground cover areas. Date. 3/22/02 Sheet 7 01' 7 a_ Marshes of Iv ini,estwood,Professional Services,Inc. Eden Prairie.MN 55344 Phone 952/937.5150 Fax 952/937.5822 ''.:`""t.,',:...'r 7 L'77,""'''`' I•vi••'` ARCF1112CT under au L•••••Ilthe Pa 4 (i. 141;T7' (Ed 3.Huck RLA/ASLA) Dedase Cluduk Draws: R.."Dr...L Irvidaw. Prepared for: am CIF D.R. 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N � 6 . ► ll 11 8 4' 09 1 1/8' 8'- I 1/8' 8'- I 1/2' _ - I _ ail CDs Im AJ r- 71 o a 0 � 7o ® K H H } � z U ; -ti -{ r () ' > m (4t: ts 0 o 0 o I_ -H 0 Hz III --r 0 I7) ► To r . > ; Z ' ' 0 7 _.. -=,:. 10 H :: il ::: , Ip „ (AZ Ul Kc E -= PHILLIPS PLANNINIG , IMG . — 432 - 2044 • • ! • • 6/ 12 FLAT STUCCO MA FRIEZE BOARDS 12 12i 16' yl A • REAR ELEVATION FOR rrl . E L ® O R PLAN — EZ1 — DATE REDE6'' �' O D . R _ HR T O 1N9 INA l.J L T e PLAN // O 1 Cog - 3J - 5 PI—IIL.._ LIPS PLANNING , INC _ — 432 - 2CD4- 4 • • • 6/ 12 12,/,/\ 12I 16' • REAR ELEVATION FOR FLOOR PLAN -C/'1 4:=) 1-0 DATE RECEIVES D . R _ H O R T O NII M U L T I L A Ni // 0 1 0 9 - 3 J - PI-IILLIPS PLANNING , INC _ - 432 - 2044 • 0 ' • 3277 t 6AS 0 p DFRB'LACE IV DINING GREAT ROOM CPT. M E car. z ' iN \ N DWIPAgyp. �`'�. 15.-0. 0 RAKE - ���. ' _ 6'-1 1' 6'-9' o KITCHEN O - I.-8' f , 17'-0' vlvrL L 1/2 S0 1 0� C.T.LF--- 17 zo i in Z- i 3 0 I EL • \, 3_Q N 2'-7' 4'-4' 1 '-6' _ I'-8• f o 4'- 1 1' 4'-5' N 18'-4' I '-8' I - NOTE' r 5/8' X GYP. BD. FIREC ODE SR p ON ALL WAILS AN) CELNGS 1 I Co 2` ! 1-Q .!j3. ARAa I 4' COI�1C. FLOOR I >f SLOPE TO DOORS `° Y -' N2 -0' • - - • - N , 9' TREAD CUT 3-0 4:11 ot_ 16X7 0.H. GARAGE DOCS o 12 0 r R LAM. BEAM HDR. DOL. TRIMMERS mimic 0 3-0 —I I=1 b FRONT 1 �' 1 COVERED CONC. PORCH# 22'-0' 10.-0. 32'-0' ,,,n FIRST FLOOR PLAN — E — Si-1-1/8" PLATE HEIGHT ��.. 1 ��' -1 / -b-'• -, o-. NOTE' j'd"' `' -9'- I-1/8' PLATE 1-EIGHT FIRST FLOOR run 925 5Q. FT. i.I lI ING AREA -(2) 2X10 1-OR ALL OPENINGS. 464 SQ. FT.. GARAGE SET F.F.OW WS. AT TRANSOM. WDWS. TRANSOM HE1Gl-fT , O 5Q. FT. FRONT C01r R D PORCH W WS TNF_°XT DIMENSION. "0 DATE RECEIVE ig9 SQ. FT. FOOTPRINT -1PUSS Mf-G. TO VEC1FY ALL HIDER SUFS. ""'iC 3-'9 5102- - ® _ R _ HoRToNI tubULT PLAN // 0 1 of - 3J - 5 PHILLIPS PLANNING , INC _ — 432 - 2044 • • I • 32'-0' 9'-0' 14'-O' 9'-0' L LPE AT MST FLOOR ®.0W 1 --` 11 ‘i-r ______ T • b b GEIER 1RLISS ,r------ -..,. , I OWNERS 0 (2) C.T. (ECK iBEDROOMI 60' VAN. gq m . OWNERS =ATSE. 5 0 I WA' T 'p 2-6 C.T. W - I 'o N I (16 /6, o 1 LN 36X48 i • / :' 2(X6Atl _ o 1 0 • Gps-LiOom A.PO 2X6 WALL _ in (4) 24' MT S-ELVES in IN LAUNDRY `" 2 o N STORAGE -"_ / ON ATH _ \/60EF 0 o C.T. 5-0 B. 4 42' VAN. _ 3'-5a 6'-4'N.f1I '-8' 4'-0' 9'-4'Nt p 0 2-6 BALI Zo 'p CPT I :o C-2j.Z410 i" aLOEET/� Q05E7 'V ' - V!/ \,11\,113\,/ 5 5' 4 3' 5-0 B.F. 5-0 B.F. 7'-3' 4'-0- t_ 4'-0' 7'- 1' BALCONY 9' MAD CUT rnT - SEDROOM#2 SEDROOM#3/ RAL N arr OPTIONAL. LO T CPT cic 1 1'-3' I 1 1'- 1' "I OPEN TO FOYER -- ----�t -- ---�i 5ELOUJ L� o Ci2iiTRU55 3060-2 3060-2 Y N lr,,._ 1 LPE AT GARAGE Etiow El I o 4, LINE AT COOED P0201 E1011 t 22'-0' 10'-0' 32'-0' alkSECOND FLOOR PLAN — E/ 1 — S�-1-1��11 PLAT1 H7 rim mil 1164 �Lli L+ FT. -8'- I-1/8' PLATE 1-EIGHT SECOND FLOOR -(2) 2X I 0 I-OP ALL OPENINGS. MESS ESS 011-ERWISE NOTED. C'3 -WINDOWS TO EE CD WINDSOR NEXT DIMENSION. -10 -TRUSS MFG. TO VET2FY ALL I-F� SI7FS. ..,. DATERECE10� D _ R _ I--I0RTON MULTI ___1:-.2E-22.=_ PLAN // 010G - 3J - 5 PHILLIPS PLANNING , INC _ — 432 - 2044 — " ONI ` JNINN `v'-ld Shc -1 IIHd S — f — 60 LO // Nb'-ld - IJn MO _Led0H " ® i A133311 3itia ZZ3 d d00 -1 NOI L A3 1edl � • .91 it bl 93Z1V09 1 Wall GOMIS 1TY • 1 /9 • • • • • I • 6/ 1 2 12 12 16' • REAR E LEVAT I O M FOR Ir{VIII FLOOR PLAN - C / 2 - rri DATE RECEIVF 0 - R - H O R T O N9v9 l..J L T B PLAN // O 1 Q g - 3 J - PHILLIPS PLANNING , INC _ - 432 - 2044 • • , 1111 32'-0' 11-- ll---------------------11•---------:1 _ 6A5 II D DINING 43 1 GREAT ROOM ii ZP d . :0 Co . <V ,'••$ N (V ..�,' N DW :a 15'-0. 0 RANGE ��- ��'•.,, 6'-1 1' 6'-9' 0 KITCHEN * e I.-8' 17'-0' 1111111 _ 1/2 5O (� __ C.T. t I W 2-0 , tEk ; \vi :o O cn / 3-0 ' , Z? I `� x\, 3 0 ct ca _ - -ham - - 2'-7' 4'-4' I'-6' - r-8. o 4'- I I' 4'-5' N ,113 18'-4' I '-8' NOTE , 0 5/8' X GYP. EC). FRE-CODE SR . AI p ON ALL WALLS AND CEILINGS i Co i 2-0 N 1 M 0 111MM ARA I - ,IIMIr/ 4' CONC Ee pi . FLOOR I SLOPE TO DOORS �■ Zo , N0 9' TREAD CUT 30 IIIIIIMIIII 16X7 O.N. GARAGE DOOR O � LAM. EDAM 1-DR. DELL. TRIMMERS COMIC 0 v imi >\i ., FRONT COVERED CONC. PORCH 22'-0' I0'-0' 32'-0' -.," ,iiI FIRST FLOOR PLAN — E — "1 "LAT HEIGHT lo HATE', .. - _- -9'-I-I/8' PLATE 1-EIGHT FIRST FLOOR rvi S25 SQ. FT.. LIVING AREA -(2) 2X 10 1-IDR ALL OPENINGS. 464 SQ. T. GARAGE SET F.F.SSOT>� S. AT TRANSOM F. WDWS. TRANSOM I-EK,'4-IT czni 40 SQ. FT. PONT COVERED PORCH -WINDOW TO EE DIMENSION. 142 9 SQ. FT.. FOOT P IN I -TRUSS MFG. TO VERIFY ALL HEADER SIZES. - DATE RECEIVE 0 _ R _ HORTC.) ISI MULTI 0 ?S- --- PLAN // O 1 09 - 3J - S PHILLIPS PLANNING , INC _ - 432 - 204- A- • • 1 • 32'-0' 20'-0' 12'-0' LICE AT MST R00R SOW 3060-3 i �_ 4'-4' 6'-0' S?? 3048 2 ` TAP. GLASS GOER MSS 5-0 c'' MP 1U3 OWNERS CLASS "� ON it2PWALL� PROVIDE ACCESS EOOM Id ` b i r. CPT 0 2-6 1 '- I' 2'- I I. I ,-5' 2-6 CVN °LINERS a 1 \ SATS C.T. 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R _ F-0 0 T O 1�9 1,J I_T O ... -- PLAN // 01 C) 9 - 3J - 5 PHILLIPS PLANNING , INC _ - 432 - 2044 44'-0' Ad03 311i I — 22 -0' I 22' 0' l l l -o �— -- - - - - -� - - I • Ic _ 1 �.. > 4= I f `� I I I I 1 r ` x I I I 1 oca I I I - J cl' El > 1) 0I r I I I I 1 - N2;,)°267I0 I f > K o I I 1 ;; I el i Z f I 1N L J I I 1 Z 1 I 1 " I I . DES TRUSSES OVER 1 NVSTALL PER MFG. SPECS. Z ' --1 (+3 I I Pi I I i I Q I I I I 1 0 1 I I 1 I 0 II C) I r ) I . I t r ' _ 1 > 7J1 —/ t , I 1 n Z . Z _ ____IL I 11 r . i 01 I I 1 I " I I 1 ( II � 1 � I 0 �I I _ 4 0 o f I I 1 (o, V 0 ` I 1 w " o f I I I 1 '0 6• vary I 1 NI I O I I I r _ ; r" \ 1I o W Z 15 RS L.— h) N L 1 L _ _ _ n / F-- 4IC r 6'-� I • 42'-0. ` 48'-0'