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Item 6.2 Item # 6.2. • �j City of Elk -.-„ River MEMORANDUM TO: Planning Commission hi FROM: Scott Harlicker, Senior Planne*�I. DATE: August 27, 2002 SUBJECT: Case No. P 02-18 Request by Cascade III for Preliminary Plat—Windsor Oaks Request Consider a request by Cascade III for preliminary plat approval of a 33 single family lot cluster subdivision called Windsor Oaks of Elk River. IILocation The property is located west of Ogden Street and north of the Burlington Northern railroad tracks. It extends west to the Troy Street alignment Zoning/Land Use Rla (Single Family Residential) / LR (Low Density Residential) Attachments • Location map • City Engineer's memo • Preliminary plat • Development plans • Narrative provided by the applicant Overview Existing Conditions . The applicant is proposing 33 lots on 62.28 acres utilizing the cluster provisions of the Subdivision Ordinance. One lot is included in the plat as a replat of an existing lot on Memo to Planning Commission/P 02-18 August 27,2002 Page 2 III Ogden Street,which will provide access via 193rd Avenue to the subdivision.The property is zoned R1a with a minimum lot size of 2.5 acres. The property is a mix of open fields,woodlands and wetlands.The southern 1/3 of the site is open rolling hills and the north 2/3 of the site is wooded, hilly with isolated wetlands. There are 4.72 acres of wetlands on the property.The Burlington Northern Railroad tracks form the southern boundary of the plat and there is a Northern Natural Gas Company pipeline and easement that runs parallel to the railroad tracks. Project Summary This subdivision includes 62.28 acres;2.27 acres are existing rights-of-way and 4.72 acres are wetland. There are 33 single family lots proposed with 35.55 acres of preserved open space. The subdivision includes sidewalks on the two main streets and an internal trail system. Analysis Density Cluster subdivisions are allowed in the R1a district on parcels 20 acres or larger and if at least 50% of the eligible is kept as protected open space and a community septic system is utilized.The base density of the cluster plat is based on the underlying zoning district density times an automatic density bonus for the septic system. IIIThe density calculation for this subdivision is as follows: (59.54/2.5 =23.8 lots)times the automatic density bonus (23.8 x 1.15 = 27.37 lots).With the density bonus allowed for the clustered subdivision the applicant is allowed 27 lots. Additional Density Bonuses Additional density bonuses can be achieved by meeting several standards equaling a 5% bonus each. In this case the developer is requesting the following additional bonuses as shown below. The rational for the bonuses are outlined in the applicant's narrative. Create an endowment for open space 1.19 Provide for public use of open space 1.19 Architectural and landscape theme 1.19 Lots less than 'h acre 1.19 Additional 10% open space 1.19 5.95 Total bonus lots Based on staff's calculations the developer,if the Commission accepts the additional density bonuses,is allowed 33 lots (27.39 + 5.95 = 33.34 or 33 lots).The developer is proposing 33 lots. • S:\PLANNING\Case Files\P 02-18 Windsor Oaks\P01-18pc8-27.doc Memo to Planning Commission/P 02-18 August 27,2002 Page 3 • Layout Streets As part of this plat 193'Avenue will be extended from Ogden Street to the west boundary of the plat.The main access into the project will be Rawlins Street,off of 193rd Avenue.A traffic circle is proposed at the intersection of Rawlins Street and 193'Avenue. Rawlins Street will be the backbone of the street system in this plat, extending north through the center of the plat from 193rd Avenue. Two cul de sacs, 195th and 197th Court intersect with Rawlins Street and 196th Avenue runs west from Rawlins Street to the west boundary of the plat. Temporary cul de sacs with be constructed at the west end of 193rd Avenue and the west end of 196th Avenue.These two streets will be extended into the property west of this plat when it is developed. The streets will be constructed to typical rural standards with bituminous curb and gutter. The 2.5 acre exception to this plat,located on the west side of the project,has access via an existing easement that runs along the west boundary of the plat.This easement will allow that property owner to have access to his lot across Outlot F from 193' Avenue. Street right-of-way will be included from Rawlins Street to the east boundary of the 2.5 acre exception. This will allow a street to be extended into the property should the property owner decide to develop his property in the future. In the southeast corner of the plat, specific rights-of-way should be dedicated for 193rd • Avenue, the Burlington Northern/Santa Fe Railroad and County Road 33. The plat as proposed does not include these rights-of-way. Sidewalks will be installed along the north side of 193rd Avenue from Ogden Street to the west boundary of the plat,the east side of Rawlins Street from 193rd Avenue to 196th Avenue and on 196th Avenue from Rawlins Street to the west boundary of the plat. Lots The developer is proposing 33 lots.They will range in size from 14,414 square feet(.33 acres) to 21,764 square feet (.49 acres).All of the lots except one have direct access to open space. There is one lot that fronts on Ogden Street that contains an existing home. This lot is physically separated from the other lots in this cluster development by about 1/4 mile. Outlots Eight outlots are proposed as part of this plat. Outlots A through F are included as part of the open space requirements. Outlot H is the traffic circle island and Outlot I is a cul de sac island. Outlots C and D include significant wetlands. Outlot E includes the septic system. The six outlots included as part of the preserved open space total 35.55 acres (60% of the eligible land in the plat). A Northern Natural Gas Company Pipeline easement, approximately 80 feet wide,extends across Outlots D and E and runs parallel to the railroad • tracks. There is also a 100 foot wide U.P.A power line easement that extends across the southern portion of Outlot F and the northern portion of Outlot D. S:\PLANNING\Case Files\P 02-18 Windsor Oaks\P01-18pc8-27.doc Memo to Planning Commission/P 02-18 August 27,2002 Page 4 . Open Space The plat includes 35.55 acres of preserved open space. Of those 35.55 acres, 4.72 acres (13.2%) is wetland. The open space is a mix of wooded hills, wetlands and open fields. A trail system will run through the preserved open space and an informal baseball field will be located south of 193rd Avenue. This trail system and baseball field will be owned and maintained by the homeowners association and open to the general public. Grading, Drainage and Utilities Grading, drainage and utility issues are addressed in the City Engineer's memo. The easement for Northern Natural Gas should be shown across the entire plat as should the existing gas lines. The developer will have to work with Northern Natural Gas to get all necessary permits to encroach into their easement. Landscaping The Subdivision Ordinance requires two trees per lot.Based on the number of lots proposed 66 trees are required for this project.Because of the wooded nature of most of the lots the developer would like to plant the 66 trees along 193rd Avenue.Staff feels that since trees will have to be removed to allow for the street right-of-way and lot grading,in some places up to 200 feet wide,the required trees should be planted in the front yards of the lots.Additional • trees and landscaping should be provided along 193rd Avenue to qualify for the landscaping bonus. Landscaping details should also be provided for the traffic circle and cul de sac islands. Park Dedication The Park and Recreation Commission recommended cash to meet the park dedication requirement. They also requested that a trail corridor be provided along the Burlington Northern/Santa Fe Railroad tracks. This corridor is shown on the plat as park. Well and Septic The project will have a community septic system and individual wells.The septic system will be located on Outlot E. Recommendation Staff recommends that the Planning Commission recommend approval of the preliminary plat request for Windsor Oaks 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. III S:\PLANNING\Case Files\P 02-18 Windsor Oaks\P01-18pc8-27.doc Memo to Planning Commission/P 02-18 August 27,2002 Page 5 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. OUTLOTS A-F 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. MAINTENANCE AND OWNERSHIP OF THE OUTLOTS,AND THE LANDSCAPED ISLANDS IN THE CUL DE SACS AND TRAFFIC CIRCLE SHALL BE THE RESPOSIBILITY OF THE HOMEOWNERS ASSOCIATION AND SHALL BE INLUDED IN THE HOMEOWNERS ASSOCIATION AGREEMENT. 18. ALL APPROPRIATE EASEMENTS SHALL BE SHOWN ON THE PLAT. 19. A REVISED LANDSCAPE PLAN SHALL BE PROVIDED THAT COMPLIES WITH • THE LANDSCAPE ORDINANCE AND INDICATES WHERE THE ADDITIONAL S:\PLANNING\Case Files\P 02-18 Windsor Oaks\P01-18pc8-27.doc Memo to Planning Commission/P 02-18 August 27,2002 Page 6 TREES,THAT WILL BE REQUIRED IN ORDER TO RECEIVE THE DENSITY • BONUS,ARE TO BE LOCATED. 20. THE RIGHT-OF-WAYS FOR 193RD AVENUE,THE BURLINGTON NORTHERN/SANTA FE RAILROAD AND COUNTY ROAD 35 BE SHOWN IN THE SOUTHEAST CORNER OF THE PLAT. 21. THE NORTHERN NATURAL GAS EASEMENT AND THE GAS LINES BE SHOWN ON THE PLAT 22. PARK DEDICATION FEES FOR 32 LOTS AT THE RATE APPLICABLE AT THE TIME OF FINAL PLAT BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING 23. THE BASEBALL FIELD ON OUTLOT E AND THE INTERNAL TRAIL SYSTEM BE OPEN TO THE GENERAL PUBLIC AND MAINTAINED BY THE HOMEOWNERS ASSOCIATION AND SHALL BE INCLUDED IN THE HOMEOWNERS ASSOCIATION AGREEMENT. 24. STREET RIGHT-OF-WAY FROM RAWLINS STREET WILL BE PROVIDED TO THE EXCEPTION TO THE WEST. • S:\PLANNING\Case Files\P 02-18 Windsor Oaks\P01-18pc8-27.doc 1 EAT :TIL I 19TH LA E • \5-L 1197TH URG f C w z / / o / J D / CO W W / N W / C d 196TH AVENUE — IIIIIII�������I �IIIII' w — / w 0 2 z •'••.�� SITE • BURLINGTON NX NORTH RN .' ''"' ', ,, ', ,, ' '' MI ______ • IIII v L' l OUNT ROAD 0. 3 N5 191ST AV7. c� t1 L 01$ .� w 1 ND AV NUE L'k x 0► 0 w w z x,4IIIII 0 cn L F- w I 190 1/2 p .T. /— Q VE R w ''t. -', 2,‘ Aillw, -1 . _r_i/ E w U ' CQ V ' ......"4"41)00011 ,`Q 189T_ AVENUE129TH AYFNUF X ! s� �/1111IIIIEIMf lir CPN 111 .100 • . of J 1 River Case Number P 02-18Location Map WINDSOR OAKS N ri r� Howarc R. Green Company August 22, 2002 File: 818830J-0240 Mr. Scott Harlicker Senior Planner City of Elk River 13065 Orono Parkway Elk River, MN 55330 RE: WINDSOR OAKS OF ELK RIVER ADDITION Dear Mr. Harlicker: As requested, we have reviewed the revised submittal for the Windsor Oaks of Elk River Addition. As you are aware, we met last week with the developer to share comments on the initial submittal. Late Tuesday, August 20, 2002, we received a revised submittal package consisting of a preliminary plat, grading, drainage and erosion control plan, and preliminary septic plan. The revised plans were prepared by John Oliver and Associates but did not have a revision date on them. Based upon our • review, we would offer the following comments: 1. The plat consists of approximately 60 acres lying north of County Road 35 and west of the Peterson Addition. It also includes Lot 1 of the Peterson Addition, which contains an existing home. The plat is proposed under the City's cluster ordinance; it proposes to create 32 new lots, plus the existing lot in the Peterson Addition. 2. Currently, the only proposed access is off of existing Ogden Street in the Peterson Addition. There is an emergency access easement shown on the west side of proposed plat, which crosses the Burlington Northern and Santa Fe Railroad to access County Road 35. Until there is future development of the property lying to the west of Windsor Oaks of Elk River, the entire plat will essentially be a long cul-de-sac. Even with the emergency access, all of the 32 proposed lots are on roads that are dead-ended. The distance from 193rd Avenue to the furthest lot is approximately 1800 feet. As you are aware, the City ordinance for maximum cul-de-sac length is 700 feet. 3. The intersection of 193rd Avenue with Ogden Street is approximately 100 feet north of the railroad tracks, which has a signalized crossing. It is approximately 160 feet north of the intersection of Ogden Street with County Road 35. With 32 lots, this development can be anticipated to generate between 200 and 300 vehicle trips per day. The intersection of 193rd Avenue with Ogden Street is slightly closer to the railroad and County Road 35 than is desirable. However, the location of the intersection is fixed by 193rd Avenue east of Ogden Street and the location of Lot 1 of the Peterson Addition. 4. The preliminary septic plan shows a community septic system being built in Outlot E. At this time, we have not received any design calculations for the communal on-site septic system. There are two gas lines that cross Outlot E from east to west. There is no • designation of the limits of the Northern Natural Gas Company easement. The on-site septic system is shown to be constructed within a few feet of the most northerly gas line. Ltr-082202-Harlicker[1] 1326 Energy Park Drive • St. Paul, MN 55108 • 651/644-4389 fax 651/644-9446 toll free 888/368-4389 Mr. Harlicker • August 22, 2002 Page Two We question whether or not the communal septic system will be allowed this close to the gas lines, within the Northern Natural Gas easement boundaries. 5. A permit from Northern Natural Gas will be necessary for the 193`d Avenue crossing of the gas lines. Possibly a permit will also be needed for the construction of the communal septic system from the Northern Natural Gas Company. 6. If the communal septic system anticipates more than 10,000 gallons per day in flow, a MPCA permit will be required. For less than 10,000 gallons per day, only City review is necessary. 7. No storm sewer design calculations were provided with the revised submittal. The grading plan does show a series of five ponds in the proposed development. It appears that the concept is to hold the increase runoff in retention ponds, with outlets ultimately to a branch of County Ditch No. 28. It should be noted that the City has been discussing with Sherburne County the potential take over of a portion of County Ditch No. 28. This may result in some additional storm sewer construction through this proposed plat to drain areas further north. It may also result in some additional construction of an outlet to the Elk River south of this plat. There will likely be some financial consequences to this plat, depending on the outcome of the discussions between the City and the County regarding County Ditch No. 28. Regardless, storm drainage calculations will need to be submitted, reviewed, and approved, likely by both the City and the County. 8. We provided numerous minor comments to the developer relative to the grading plan. - There has not been sufficient time to review the revised grading plan for each of these • comments. It does appear, however, that they have made an attempt to address all of them. We will do a more detailed review as time permits and provide any additional comments to the developer relative to the grading plan. 9. The plan proposes a roundabout at the intersection of 193`d Avenue and Rawlins Street. A similar installation has previously been built in the Meadowwoods Village cluster subdivision. Care will need to be taken in the final design of the roundabout to insure that there are proper radiuses to allow for snowplow and/or emergency vehicle operation. A center island is also proposed in the Queen Circle cul-de-sac. The design of the center island will have to follow the City design guidelines, which have been laid out to facilitate snow plowing activities and emergency vehicle access. If you have any questions regarding any of these comments, please call. Sincerely, Howard R. Green Company f------- G2(�t) Terry J. GGC aurer, P.E. TJ M:sgw Ill Howard R. Green Company Ltr-082202-Harlicker[1] CONSULTING ENGINEERS r`1 -= v- PT.-Hu-it ,• - - _ -.-_ - "_� i I ' 1 Ns,th thou a'Th. - e a,Tne NE r v -- FNrwO IRON IS o 71 Wla' I 1 a, I --.ria„-„0�.-- t '__ I' - rt>VOL IPnN-IS-,�.3�4Ji - W'I 1.•\, ,'. I,105 riF'PR('IFER'[EIYL1PerER; - - - - - - O D' Ur POOPERT,L,>E IIL )- - - -_'”,-.', I -_ -- _-- - i -56955'10"W-- (3.\!5,15,' - _ ,_. X41, 'I : 1 - • es, --- 1 _ __ OU'f,DpQ@OT-A ,1 - -----_ , i ,43ay� / \,r' zl+s5�_sE'•'1' =1 +floc --- 'IsI .‘• ; 1 _ 13+k.40}$F - '' �-- ';--- . `� _''14 '`.T - _I `--L- - i_.jr - \ _ • 1 - ) - - _ _vrzl+- - - -,{ �_u ''I=r.�--• ---__ A' _-- _--. 4 �•� • '•>�/' ,t,� --�I'l-_ - - -- - The Southwest Quarter 01 the NO,the°si Quarter and that purl of the Northwest Quarte, of the Z 4 tit`�'ir �1•, ( "-'l r'�-1,3 r----1 -^ ,^( $ / \ - - Southeast Uvarter that hes Norm of rail,ootl off ,n Secllon 30 Township 33 Range 26 ' _ __ __ _ �•_ - , _ __ -, 1 �\\� ,555 SF�I1p fi32P' - ' •6 / - •=f Ir----- - \ _ _ _ + Sherburne County Minnesota _ • _ I { -.I \� -,-"�i� —9"- -ilz / 20 2813-:SF-� '„a •I I Id _ - .J'a _ ' r4--,,� c --_- ''I__ 1� I .✓'"', i It .1 - 111 �-�\\'__-_-' fir. , u __ f EXCEPT That port of the Southwest°eerier of the Northeast Ouorter of Sectors 30, Township N A ---- -) -..1.--a''0- ' I 1' �I I\1'12. t i/ I 1 '- 11 - / -^ 19 054,$F I IIi�7,05 SF all K,B95 SF--}11- 19,434-SF,_\ _---/ '..,, ' 33 Range 26, Sherburne County, Minnesota desmbed as -ommenc,ng at the southwest corner of o .I � - ,1 '1_`__ \ _4,a23.sF I �}i�1__ r r4. -b” 'I I� 'E-___II1�� - �\ /\ + - ' said Southwest Quater or the Northeast Quarter, thence North 0 degrees 57 minutes 03 seconds _ \ \\\ / '' /-� 6 r I I - 11 .9--- \\\ / - East assumed basis of bearings,clan the West line thereof for 21846 feet m the etual t of i-.._ _. 'T_1 . "_ 'SF- ,�\o- "fee_ 2_' r=_9_TM� i; r . 1'.',9, J l t \\ _ 9s. 9 pont _ = _ _ �\1'_----_='\ �. -f+9_� r'f. / I I.'r • /}1L __I I ?+ jY-' _ �\ _ Deg.nn,ng uof the land to be hereby described, thence South 82 degrees 02 mmutes 57 s ands ---- _ - -{�T _- .;‘,./, L. i L.._ _ _ East for 33248 feet more or less to intersect the East line of the West 33000 feet ase.measured � - "i . I ''S - - i = { -/- f5.9 SF i e) i^ _ � 1 11-,---\j j / 9fir - _ of right angles,of said Southwest Quarter of the Northeast Ouorter, thence North 0 degrees 57 _ _ __ .\-,:-.,,;(_;11-7: .4-t---_,,,,,::_:,,:,:--:::_--.. '�j7�q, y;- _ - - __-- -,,, s r- ;'� L"- N-- -1 minutes 03 seconds East along send East Ime or the west 330 00 feet to, 332 a8 feet, thence r ?�'-`' �k� _W z L. UD,z,,,,./.,,,4„),,_e/y \ -/ -_,,,::,',7„,(i i yJu� North 82 degrees OL minutes 57 seconds West for 332 48 feet, more or less to intersect sod West )}) ' „ ' /z - 3- // _ ..6...... -- ( f - _ line of the Southwest Quarter of the Northeast Quarter, thence South 0 degrees 57 minutes 03 _ - `�S Wo� 1 it $$I ��y y1 / i -_ --6---)1 I\,, ,1� f-" --„'„--,,7,-/ /// \, ‘2, - seconds West along scud West line for 33"_'48 feet to the paint of begmn,ng ' ',III 1 112.121.•;- �� -' f, -- _ I. II i 'I'�` �7 IA: /•/"� �'i-�_; • 0 T C 'S\� Together with o easement for dr,vewo our a0 feet m widen, the centerline of said\ _ y poses, • I - $ 1 ,,, 1 ''0 5.000 6F I -J. \:� '571 Ar•' )i', I 1 sem _-- ) -"s ''t_',,r ', Y' - __=0 '� - - - I' ) _ l;r�y fp J ,f _ �`� \''��248+EB4-{,F'_� / I I easement being on as comm ncing at Ince southeast corner of the Northwest Quarter of W A _ - r-1 I`r� sky_ IO'•'•'T1 -/ !}I/ i. j li I�.i .�I15�,'i, ,)�)'i� Lr %r�i P I om fir• J ,_�jQ ! I Section 30,Township 33,Range 26�Sherburne ounty Minnesota thence west along the South Q Z- 1•' I I 1�,"' I— —' T • I I -�, /" 7 --\_-T _ `V 1 , I line of sod Northwest Quarter for 90783 feet, thence north of right angles prong a line to be 0 f00 ?00 300 r' ('^t`^'" ' \ I,'; Ili •I IS'� I I - I �_.,I r - -1 ..</'•� \ \ \ 1' _ \'i I hereafter known as Lrne •A"tai purposes of this tlesc r,ptan for 295 feet to a point to be ��+\i� �, wJ7,ge�SF:I I /��� "- - I I I �+'/ - - \ `p- I\ hereafter known as Point 'B' for the of this assail tion, thence continue North along _ l,01,'SS r b1�� I '.1 '� l A` Purposes P H rl \ � • AIF. + ` '1 j,f' } j"I r '14tb61,r ,r, ( kJ - {"' - \� - -tl sold Line 'A' for 570 feet to a point to De hereafter known as Point 'C" for the purposes el this SCALE IN FEET Wo •l' j /r,;i//I'' I 1 2 0 - I 4y' , /9 / I )-•� �+"opt (�.� \� - �� -� 7 _ `\ description, thence northwesterly to a point on the West line of sold Northwest Quarter o distance ,yz ' r 1 - •10.f J ' 1 , 1-.",81 I I __— `=1+ -, 1 •' I�Z_/ _3••••„:„,,- � 1�� _ _ 1 t of IIG5 feet north of the Southwest carne o7 sold Northwest Quarter, sold point also being the i, 11 ' I••I I 'K) i k (• -7_ 1 ••- 1 I •,o"c;- Pt ,{ 1 '�. \ 7 ortual aunt of De of tnG Centerline to b<M1NGDY described thenCG return 5oulhebslM to /coif 1)', 1-1i' a' i• - —YJ - 1 r." ' 9 -o(I 4. '. i'_ 1 �`C'4. rt L p ginon9 y Point h along Line"A"for}59 (tet thence southeasterly( Jt sold o t"C' thence south a sold for about 236 ' }f ;I� I !I I I I,+111,I,i I I I 1 'M \ /-" x4,307. '/ It)'� \I. rice s o 9 v i•7 -1` .•t_ !I I III ,•,` ., - - - - ----\, e\\ ���'\c` _ j ,II`• 21.7L72 F \\` I'•y))) \,_._......... - feet to o point to De hereafter known as Point "D•• for the purposes of this description sad Point wQ o yrE.(_1- /' 1 ) I \,,__ _,. , \ L _ --- ___- `` /_//•- _\\C ''I(,. ' Ip J \1' ) 1q "D° berry along a line la De nereofter Inuwn as Lrne -E- being desmbed as follows Beginnrnr, at v�'- --- I1 Y ; ' `wq -'\' T' JL� jlo��i�sGj li'1 / ,�� thencea cotmu,ng easterly oto tnsorde Line"Ey to terminate some of o t on ine East Irne of o p m m 2 0 p,- eo o s L ne E 4 feetg t Gf sten al n aid " for 2 to sad Point D'_ +} II '' = ~•, - /� r _ = c1 \ 1I\K' \ N 1Northwest Ouorter o distance off 122 feet north et the Southeast cornerp thereofsold \ 200( ` _t011'ST.OT--�� I I ` •`y`I\ v _ // Ifi.770�F - _ � - ' I / ) j1 �� __ Thence from sod Pont "o" easterly along sad Inn'E" for 480 lett thence southeasterly for a. a F \ d 1 1t`�IJ \ 4 2 oD°ul 192 feet to o point on surd Eost hoe of the Northwest Ouorter o distance 157511t north '\ _1 •6� ,, t 1 '/� 1 f I C� \ - Tj / - -\ / l �''& •-1_"� of said Southeast coiner thereof hence north oleo soul East lone of the Northwest Ouu,er for Dranage and Utility Easements loll_ _ _ - ‘..1.,\� ' H ,� ~ IaiT 211,91$01 SF 1 - / - 165 feet ootl there terminatingsaid centerline 9 De shown as thus m > `^JJJJ•Tr(----'--_": -'1— 1 r O /,',---,,,,,,'•1; _ 111 9 .--,ryes -711: __ _/ ___�s 0,267'SF I I �1✓� ,,,u I i - � s (,•�\,•, !,/ \\•To I \ 7 --1,1(, Subject too no .:lus,Ve easement !or roadway purposes granted to the City of Elk River for the 1I z z`>uv`An�,_,- -- 3 I - ,O I ,�(t I ,, �;+ 1_ ••'I \,, /---`! /J FFFiii .k- lomited Purposesnof providing emergency vehicular access to the above described exception, over I GXl21 Li Q 3 wyr �'I I I V g� [ and°cross the West ^_0 0C,feet of that port of sax Southwest Ov arter of the Northeast Ouor,e• - `-'-f'ou,r � + - _ - - - !�lr o. I v.� 1_L 21.620 SF `• `= i.t,,'ya; y X �- W^`,,_ _ L.d v -I I--5ci o c, u o i.+• """\\\ - `i• �` I' 1 loping south of the South I,ne of the°Dove descnbea e.ception and o er pod class the West~�u"-^- +,I .� c r \ '- VI �ry 1/ 1 , ,� k- r. 20 00 feel of that port of the Northwest Quarter of the Southeast Ouarter of sold Section 30 lwng 5-'1'}---- U1 , - ` I /; r - T I+ I- �-t:''1.'.1//21.Y4..\ 121$Btl SF / _, - a.i- ,.2 - - norm°f Int North lone of the right-of-wov or Burlington Northern Rcnroaa Company to E c _I-- /, -- b\,, ,/11,82.26'3511Y .Ho'1/,�Qj .E, III {yam_ - .'6.j,.1 -- 1 1 4 e e� ra .c `--- � NedO{'S'•gk • 332 3 - D.�i :• _�t:r-=17 ^ /'� ;y- - -jl Svblect to other fes menu of r cord J I_ i ?,:_i,-• o_ x 5 ------ I It __ .•'90' - rpm.IRON 150830 AND / , o/ �'1/ _-__ s .__ d' L_--_ 8-•'�--- _21.76c'$F-_--ISI - r,T - AND 1 NQ09c 0 1 i rI " 1 f I D'205 OF PRo ERT,CORN v/t / hAA �•� _ __ _-r e o_g_ ;--'__ _I� 'r,,,--j f c' _ fr..-,71---- C-� +w �/ /t 1 ( 'S -' •-'- - - - - - _ r\ 0. 1 That part of the IJortheost Ooorler of the Southeast Quarte, cif Sechen 30,Township 33 Nortl., Being 10 Leel in x,idih and odpinin9 I - _-33_o0 = 796 SF`� _' , v_ \, - m 9 •'w F 3 -' - _ 1 -yp`� '{ )1 I�• / _g�.y-_--_- \ ---1 I / ( Rona.26 West Sherburne.County,Minnesota,descnbea es beginning at the southeast corner.,f -,ght-of-way Im unless otherwde "a r�i, _ P to _ fr `t- ,-^�.�--- • _ 9U•h •ry I STI y IQ '� - -(J/` __ 4\�\,--\-_----1-1 j j I iI�' 1 the north half of the Northwest Quarter of the Northeast Quarter of the Southeast Clua,terofsold indiCai2d, ul5o being r� left in width - -y`•_ - --,_ , -._"_' ^a5-- - //'�_,-i/---._/ "' ,'-S •� 1'1 -/_ I r`' ('\ Sectio, 30, thence southerly°long the east Irne of the west holt of the Northeast Quarter of the and adNrmng lot lines unless other- ;y a`� L -�` --3, _ - 1 / y 91( iii �' iaumeasl Qvorief 53b 76 teff to ine center line o1 SnerDlim<QOun(y Ra00 Na 35 lnMCe wise rndieatetl os shown on the plat - o\` `_kttkp •(' f- T�-r Y I r4� ` - f 11� •t IT northwesterly°long the.renteu line of said County Rnad No 35, a distance of 67681 feet to to _•Baa T�1 oi _- •:11 s r-� I ` o,'O' •-T� i.-T,--_-__,..,- 2-�-- •/`16,31Z_SF (I = d1• 1,, lc,, 1101 21,331$k�-1 '} l� ntersectwn wan the west Irne m the Norin<ost Quarter of the Southeast Quarter of Sector.,3!e av� -,\z�1 I rr. ,r{_'ti+-,_( ,� la I_ Ia•I�,14,414 SF IQ, / 2 --X17---... „ J'&, - S" �I � 1 t� thence northerly°long the west line o1 sold Northeast Quarter of the Southeast Ouorter of Se lion E _ - I 1 rte' __ _ r▪ - I __,,,/...„,_---_-_-- I4_,19,0'71$F2, /' L � q,,,-k f I' J' 30 o distance of 450 96 feet to the southwest corns of the north holt of the Northwest Oua ter of y \ - I P i),p ,r i� -__ -` .,,,i;,-, „•su ,. I,,,w J - --I 5-..1 "c;' . >"f 4��; - In 1 r 1 the Northeast Duo,te, o!the 5autneasl Quarin of Section 34 thence easterly along the south lone i,o 4 _ 00 `r- Y ,Nf �a roc_raft /- _ o _-. 1 l r-63I 1 I _ .?)C43 _ _ ^v, � at so,a nurlY,null nr the Northwest Ouart2r of the Norineast Ouorter 0(flit Southeast Ouorter of -- ' '6ARBEe MIRE FENCE �r. ) _,1 --_�? 0.55 EI 1 , 1 a •\/rL` -,n•;II l r .1/ 15.741 SF I I I �1 V ginning a, • ' ` ` , -- O v - l 1 S ".29-1,-'".\I i Section 30 o distance of 669 33 feet to the amt of De o�: tG DOWN t �, _ - —.7----- .h,t, i 23.7500. 1 1 "`4* 1� /. 20",5 `� 7, -�/ Co�t'n�n � i _ ] O L '5•I _ �{ f - ' l I, (7 I' -uopct to exrsting,ail,oda one Highway No 35, also subject t.,on easement to Northern Noturol ( I, ( - ---2 " I \14' SF - "iJr - - ! - - - .- J I'l; L I Gas Cofnpon os described,n Document No 139351 Also subject to ons easement for r°odwo o Denotes I/_Inch 14 Inch Iron „i'..,79., J NRq. • r 1 -k /' '� /A \ N + .�\ 1 1. 1 i v 1 r �p Pi Set W,tn A Plastic Cola N�• 5"f r1 I r'. - \ \d' I \\ _ - .-- ,r' - P„,,--s oc ass the Easton 33 00 feet thereat Also Pe -fon)L-„,4:„-__-___,_.,-N3 1LY _ r' I - m\ j ��__-,�� _ > \ I I _ ! \ Power y sublfct to an easement to Northern States V __ _ Nd•s'•K3:E o_, I, •N62e2G 35 ) 7 \ \c...4 -7-},,i;% \ r °F'--wGf� -,e^ � 1 Power Company Marked R L s 2nz9 -= -__� 216.48 1 ( Ne.^,-,-,3-, -4/ 332-1fB Io- ,l , I �.\ \_..V, '_,_ - . - Itjli I\�\ .YKj _ 1 / • Denotes Iron Pipe Fauna C i 6 II SII o --_ _ F_.�-� I, _ "....... �.,..... $ 1i7$9SF \\, 1 4 \ _ v �!_^ 1 fog k% -o 1 +r0U1D'Nutt Is,a a9F liuU � �1 l_ -_--_ /1\ _-sem-_ -._ 1 Li�� `-,-2..,,-(.. /,I _ - 'I, r ' / ) Da,neetea wetland 13. i`�r, 1 7 t 'I'T ,� ;- O" iiia!m _ .--I.2.03 AQP- -ice 1,_ . .� - .•,-1 % J S h L 57: -\f, _ -a-- -\a ,85.651 SF - -- - , I . IT �3 �1, spurn f- r �- ��� ` , � - o,�f. TOTAL PLAT AREA 6'_28 Acres U); .3 w`, 'or W - - o'fra;t-_",_q The NW r,'+bye g r.- i 1•• 9, l w t -I -r35)50 - - Y�„- t -- - f,� 1-1 �" r'. - - - - - - - T - - - - — c s i ,Tree sou,,.,ur rnG ,' //� 7�y,f9 1'''�" NE, I .1Is Tne NW Correa), ) `� / •1 11 XX" _ '+1 1) ��. _ � 'r ), SETBACKS y N -g �i,1pN(�J �-r„ - { , `Y _ __-. // \, 5u;,, ~4) F.ant a0 FT !�r .be•1•, w 5erhoal n 30 ,,o 1,3 Rho V26r } 1 ;-5.- �' ;' �// r/ 4' ' �_/I' �\;„ __-. 1 - rJ 1 Srde 10 FT N• ,=,1,-. ,-. :p I I!� ' ''r� �,- -So /I 3/)i I-_-_.OUTiAT )) v.. �* -'aa �” TT; 4 Geroge sine 5 FT z` y.� "✓, IM1 !) "' \'S �/' 1/rI'. .---1282 Ae I 1'I� 1 `"�"\4'y 14 7 JRear 20 FT �' V 4t 0 0 ,'\ qj __ --- 558.482-SF, i Or I " '-\\ -fit- / 7 : a3 F- / 2GNING rw I_ /713-I---6'- /' -" -- 1 1 yin,reT ,-�;-'L�` ./• , <-,- U - i R-la toper, l,00 lot GS �l -- \_ •i 1 1 r 1u RoaCwa tosen,en — - \ \7 i w� -� - t City or Ell River c Minnesota u I -C-SC II -1�}-,jQ 31.- t yamper oa. ro�z,sz9e - - -ct OL'��i \� _ 1'� r._- `l I M I- A • ` w �) 14071 SF 53 < -Z...-,y-t- R 6. . +e" r-�r w 1 /,lc :I "/'`1 I , ( ,I 1 /, ✓tie 1 I ' Proposed Emergency \ \,h �. _ Y' -. �I 1\ - '�-��' 5 1 -YF \ If i' IJ 1 _ L---,1/ I ak r 1 / N-� _Fs, - " ---Access Eesm,ent ' � _._ V ..1 ' 1 ,�" v��� N11 -Tr �1 �wf ') _ _ '-- ! i t.� � - ,li t� 6' - 1�f ) ei Denotes BenchmoO IF'F spike Jr. telephone q ` 60$0 ._. ..� _�a-'-\��-`- ' i - '��)� / \ \r, i� 1�, t' I aft '�(_ - - 1e ;'I I` I J� oche)Efevot.on = 92141 ` - 2. l •Ili I Y'- - _ � '� I• .I I d ;/ / ,, fh �I f I1 1 "� y?° I U j i) .4I- LL 5 �� j1 1 S 1r---0‘',"-'-t. SIF '} '' ✓-.,I 1 I J to - - 4 .--� I 1 I j _ 11 r 4 JD"W- 669.12 i i•��., l _ 4� \ W 12.GRAVEL-DRIVE \ - ^'),-• ' I'\'�N',,n N,xra„o,e P i '/\ I -. I` I u _ - - - DOESN'T FALL I )\ _ .m ,,, n a ) 'l r/ I' 2g', " _ J OWNER > Ct u \''.' u+J _- /' r 3$1 �'1 ,,--- (DRIVE w1NU50R OAKS OF Eu RIVER LLC W -.awn YASEMErar1 )- _, ' __ -;/ -r--- ! A .s - I3Q' I ) • - + 3' 1 •' •` // - 6 n a 3055 Coon ROV,ds Blvd >_ ' — -o u'' I i I NI,,,,\ " - -._- - t ',aS ,% �A '`-1' _- `, lie h II' Coon Rapids MN 5543° �' F- _ n l �!"f J Z Q -mac'• _ - _ ' "I. ', .-.._� I - \\�-'d[,l_-1 OU17.OT E''I- - / ,�\.o \\ '1 I� / 7 /�� •t.pi • I ( DE VELUPEF' W Y J n yr--___._-__, ' _ _ -- - 6 05 AC _ II}Y�- / -"�• �, _ �.r L12ACI' �-� __--__ yIa -• D,NAMICS DEolGI,s LAN)CO W J -,'�...- - --- '•1 -_ _ -_-„.�_ `i' 263.669 v: - R �,-- -I �/ '-� - 1, fr'fLT - _ - J °, 1- 4' LEI5=RT�i�d Street _ u U W W �' _ _ yp Nw -'--'_� 0_ ' „ \, -� 1 v -�n.�„�,er,F. �'I f '-I \ ' `- - _ _ __ 50-. Fn.176 )44h-86w Y2' Z - - - -� - Nbd - r _, i _ _ _ IOB,900 SF - r � - .__. '� ---- �-� �_- NB2' .-"--�-- -f` __- _V--i- +m_ r I _ _ �J .. L - Y (/) nxl--- 48,565 SF ,.oaaaq �y-_ _ Q _�,:=�_-- �'__ I- - - _ --920_.___ t,�' _ �j_18„{K _--_-r, : --A,- '- - -"'�' -I :i, W� _ - _ O J Q W ...aha_ _ _ -_ _ _ __ ._ vac_ �_'�- - _ - _ -- _ _ _ _ - _- - - _ -- -_ `T�_ NGT o CI- _ i BURL_i oN NOR -/34,*� 3_ _. z_��.� 'w, ¢-, ---' _ -- g=-. ® , • �I — —ill -= C - --- =�H RN NTA � - _ -- a _ s-� , - - A ,- _ - I __ OAD � __-__-_• = __RA - - -- - - _-__ =y2G--_ Q - - _ - s - Z -- Q� - RAH-1,1„, _"-1- -�_ -�- -_,_” _- _;� SHEET Iva -I -- ----Y4B"{y--676..6 _ -�-��_ L _ - I uF/ • i0 . 0 �1, I 1 �I I III f -- - .III I f , / /Ii ,, ! , i r �' _- '1�� I, 1 I 1 I II' I- I ' - ' I ! Ir ! I >^ _ — mz 1. �I II II I 1 ;g b\ -t �fl =J' , .t.,I' 1 iI W _ 1 �I Nm I. �1 illi; I - -� 7 , , _- r i i_ Ii � ' of - i1N � \1\111114,, + �, �l - ..,,i111F II R , �'1 lull! I 11 I , I A i „ r", ,,, ; ',II, `<,�tl f; II iI• '� `--n------Y 'I • I - - 1 \ _ .I i f' , �\ ,illlII I \I ! m I _ �/ s. I`, dz ov 1 i —T �, °a. i I - I 'r 1 �- y • +nl Otl'1'LOT- ' L�iO�� 1. !I'I �II II i 1 .-1 O ,• . , _ --- o_ . . ` rI1`-JI'II�III ID I l` �'r� `�^' --. �' -=�11r! 0 11il 1 I Illo ' % • P: I •03tilp 0 -u \ 1--1 I I j'I II �r V.!' 1;i 1oi� 'on �v.�.. �� i.� 'Y` ' ,I, • ^mss- o - - - �;' 1 'I I II /' ' i ` tl O t0 1,�' I N.1 c.i\ 7'^. - `I r;_�au! ,yt ••1 I I `tII , i 11 I o I •>j,/,,/ 4\ �' ���69Z6 _. 5,, ',; -_ s a SWO //if $32-0-1/1!-.::,- -- , 'F');:'' ` �; - ' 5i�;i iii I, I� ,q '/ll .z v 4I ,',1 '<:- . -g.- �t r - �I \\=J \ :. I iI `O /�f sit ._ ,�.t...,'.\� _ '''' I, II c 1 I y//'/ afo Li (� IP/'' i/ ♦ 1D�r • / 4ws I 1/y it Iii1 Iy , a1°"l ;•,,p_ '�Ai. f ) .,� \ r/� \ • j '\ / ,' ?]IJ -JL_ 1(.--::::..!_y( ��• \� - , ;I ts.11 lI i Itv moo,o I 8 11 '•� .,\- .1. a• a \ 9."� ��ill' '� -•7-..-i_ - (,-- II // 1\+` / ,QN ;/ ,' I` O IIII` .N`. \ ��i '�i I I - -----�. 7 ' .Q 16, - - _ _,/,- i// II !,i& o -/ *a `{(7` r '1j • - I/,,♦e-A. • , /I- a. 11' � m �I I "�/ O n JN 1 :' ' ] ,,,i < . NI - oa ��\ ��,— '` ; Flo I .�'\ 4,a - i I I 1 Ir, ' iii ( 1 i tif. Y' t? ,1 I L Z.— --y ti t_ I 2-'a, I �, �\ I _-__- ' i "I I it' I'I \� - - _ _ _-_ ,,, ,__ t`� ( t' .? , `.' -ate 1' t`'3= y \ t,�l ,o` ,o _ ,...v I JI1a', lI in• �,;,- - --- I 1 Ir` �� ` 'f tI �r�~ `�7''' `�. ) 1 ��� �`a Q. ' i ! .-,-.,---1:', Icol'11 i, .f y,' .r��-;fr! J '1 �4 '' II .fir // 1 1 ,, �� ,1 s" - - , ;�_\ 111 -- / \Ii • ;\ -'it, / l A d I r /\ . f/r ,;• ' II - s -; n. Ch III I 'I-1,1 I i "' �s� • . I, I - i :c`, 11 i1 _ ' 1;•-1�.' /,'r \Aw'ri `I' / 1 - ' � -\. 1 IpI • . �! i i op •_ - \ \� / �� ,i/ ....-4 / ••�< ,f/y. ON.1- _X\` f/' ' /1 ' I u "nl it 1 I ' II 1 l •I � � E /` � �\�'• .�. -' / I`w ( , ' X10 9 I i ,'(I? ii iI 1 ; / i \1'�_-- i vim/ - ,,,/:,V11, -ilk- _� 'PY' �� _' � / //_ //moo° I I�j+''\+ I I ' I� � ---- w� / -11 "3"-\\, a :X" \ b`O - ' 1•� - _____>./ /i • i,',I { I _�' 11 kii j.,\ L.,' � , \A 00\, -- ♦ ;�_� • // O -+�i ' 1111-- r 'I 1 i 11 i.C�Vll it I 1 \'l \'•i\ - -- - j �/" I I I II �1 `jr 935.0 �\\ I ,� °`P 3o Q • // -'"1, -- 1- -- x i ,f l l - 1 ��,[ ! 1 rI• ` WO ISI ,e5 / // • I I- Tib _I I, iI -7 NG \ 1 • - - I t. y / - \ i ,1 / /// �� ` • I - - l ` -N )! r __ --� L-- _ / ' 1/ ./ / - ', IL_ • I` // 1 ; / - — _ i ,__ p1F - �, i. 11 I 1 171 I i/I ____ I 1 1 I' fl I,J1f ,1 I ' iIIr' ! ' j I il ;i I ; = tnfFnnxiFrz ' I '-)III f !n I ; / ilI; ii 5,, I 1 I11'I I 1 --9zq _ I o� c��x. ' IiI 1 ,P 11 II,' I ; D < - o y O I i 111 'It(' Ii1 I 1 m -T. j - z k --1 O1 ; li 1I I �^ � �y11I; IS ' I' 1 - - 1 FNumO I: I;I I ii ii I I • I 1 r a > N3 ti I ill I II •b I - - o N r N n O F I I ;� I _ rn z OAZr i r '� ,- _ _ z73mm , I i ., _ __ ^' x r 1,, 11• l IflII;'l cep �' _ I �tn1m III 'I6 I �zc� I '. �Xt x -4 y 11 '1 I p } .a m e m m 0.- i ,ZA I �Z �m =t rO I 1 gig I Z m I II 1 z I I m zi0 m k �> N ' 2' o n r O Z m G m D t7 F', N r s p ,. 6s f Z �, r_o > o ii i m l o o b k° to - o/ m / 1 E� 1 0 0 tn g --�' �• m 1111 1 a; L1°61 n XI F C J' / Z ; v l'aR l r o v s '� ��� n m > i - - 2 Z z z `I, 1:x;/ mss' f o , " m "r'. m mo "o H Q - F v R Z \µ99'T4,'/ so sc u n m_fz 5.3'' -/ - - _ .. N _ Z -''( -I . A icN mom; m m m D�.2` o o ,m z ; F., " 'n G \t\-) REV = WINDSOR OAKS OF ELK RIVER I hereby certify that thus plan spec- /twat/0 PATE 8/20/o2 John Oliver & Associates, Inc. DATE DESCRIPTION ELK RIVER, MN end Eng n,..,nr.Land Su.,•e a,w Land PWHann,/ me or report was prepared by er my direct supervision DESIGN Br DC z 580 Dodge Aoenur And th a duly L,censed Prof- DRAWN 61 BJC o FOR rsstonol re/ oder the lows of Elk Rruer• Marnenota 55930 the state of / to CHECF EG BY DC WINDSOR OAKS OF ELK RIVER, LLC _ _763-,a-2072 FAA 763-441-5665 +'�Sy — \ 4/GRADING, DRAINAGE office, ,n Elk R,urr, Rurnaurne 4 DWG PREGRADE li)\ mid 111Nm v ooklyu Center. ueaota S/gnature W TEYT NONE & EROSION CONTROL PLAN Date e/20/02 Req No '� FILE NO 78°910-G3 ,... . .... 0 . .,.._. ------ - _ ..._ . - _ • -- ..-„ -..... .. ,. . 0 . _ _ 0J Ire / \� x'\ it 1 -"- .... - °i —1),:t1.--, 77.-.- -11 ! • / '{/ j — I `/ IJ -� r' '.- /, / /, - / H 200 - - , It \ 53NJrpy1'11tl13 tl330,e' C, II --. 773 g •\ , I; -- 3500 CK \ 200 w u g 1-;,_ ,, , - �.\ - - 600p GAL SEPTIC TANK --- t I. � \ ' Mks - - .7_77,1'-'">-\' `' J� -_ -- - -- - � � 1 \ a 1 ;,-:\. . /--/,),-;' / \\\ _�_ i J;i''li ', _- _ - - - SEP71C TREAT Z, � I .,.--....-.,---z-'----...'_--:-:..----' ��.�-,:- I, �i j _—_ I_/�^� I I `-^���r \' ;\�\ MEN7 AREA (- . -C= •-- -' lL/i--_,----3\ _ II /. / �-..Y r • ,. \`'•--- ,‘,.,.• I\ ) j� 1 i-3 / _ • , `E ___, , . ,,... , 1_,,,,c, , e( - , - _ -.0 ,/,_ ' ,L - .: -:--, - --!U-,„ ( I - ' ' i -------, 1, F _ • �, • • r ,4///' ��Ili 1 _' '`r 1� 11 7 \ �/SII / \'. . ,, I \ F _ I --_ I-- I - __, 1 - � Y I I ` - (\ -- _ 1 1 Z _ - /T( ' ' I I •I I � I '\\\\\\ 1 - `.)/-1I./.1-)1 lI�, r' - 1 ( _ ,• _ / J. ! - i- ( _ . - �.. - - _\,_ - I I \ \1,0)\\ 1 - -- - I -_� ( /,, i.�1 _ , Ul I / - �' I --__--- I p __ - 1 1- )I �: f�� " /1 = '�• ,__ `- 1, • -t�.- _ _ _---�--- I - _ =.r' I { I. _-- --- I i �, -r1 1=r1` < i r(' �`C' t - 'J,_t 1 I, /I I, I ,..„..._ ,,,____- ---1‘,, I - r I I -I {J` - I '�,I I t (, !i 63 j1 II • \`vI Lia I I `\, / F - IL- _- 11_ :)- - I 1^.-, ,\ i �� U '1..4- / _ J �� 1\ ,-.1 �L--�- ! ,fir , %'- ,- 1� - _ �:(-..-- 'd ) '' =_�' '�Y-._F - z1 ,L .... , -77f, , x�` C''�' -"` 8 / ;.. .,, i. , , „I 1 ! •I/I �! t I,,, ,, /,/r - . 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I I I .I I \ - CO _ JAR 1 -\ I ,r- .1 w • r '•�,i r-,-- ,---.7,-- - '.). - I r ,r/ _ .yam I I I 1 . ..'i r- I__ , i— ----• cv_ 0 1-- - , , 1\ - 1 1 jam~ / i • y� - r�r ' I (I} L > \ \ \• ` - - - J �/ /�,1T� _z• I I L_ ' ,'•<' '( 't ,1' --I •I I�ij I -I v' 1 • • (1 1• 1 i 1 :I - ' I II - --t1 --- ' , . irn.n:. . . . _'') • . -1-i,c._---- --t---- ,,i-/-- I/ ,1: ,' il,,',,, C° ; f _,f,r / , :, / ; ., ,, ,,,2 ) ' 7 i. i I I �'.\\ I �1 / - -tel I�ZE__i _ _ s •i --_ I � -,- \_1 1 t-N- i- t -Y 11' '' I i 1'1 )i �/' �—s; �' •\ \- --= i _-_ • ,\ _ 1 1- — 1 r 11 Il '1 ?r''� r -- - 1 I o �\ I� I ; 'I \ 1 I I I _ t• r `� - 1. _ - - I t// �I I \ 'I - 1 \ _- - y.- }_ - — -- } I = ,li II Y\ I 1 • + _ i __- 11 \ jl I ''r CJ tl - mi I O ------- -- , F ----• CJr _ J L- '' _ 1• _ 1- —- I I -- - - _� T- Q - - I I' 1 • = I herebycertifythat this Ian spec- DATE 8/20/02 REV DATE DESCRIPTION \CA WINDSOR OAKS OF ELK RIVER John Oliver & Associates, Inc. Rlcalloreart was PleParedPby No ELK RIVER, MN nw e„yn,..nr.y.Aor.a S - ynw Lund Yamany me y� er l direct supervlslon DESIGN 81 DC ? 580 Dodge Avenue and th /)'r o duly Licensed Pluf- DRAWN 61 BJC,DM FOR esslnnal 1�1"pe' ndrl the lows of £rk Raver, A/.m.esola 55330 the state of�'b1ArI/ to CNECT ED El DC WINDSOR OAKS OF ELK RIVER, LLC 763-441-2072 FA\ 763-aa1-5685` % — \ Offues nr Elk Rwe I, 8m-rm./die ^ DWT, PREUTIL . and Brooklyn Center, Alurnesota Signoluie •/1� TE*T NONE CA PRELIMINARY SEPTIC PLAN Date 8/20/02 Peg No X FILE No 7529 10-03 • ,• • 1 1 I 1 OPEN SPACE EXHIBIT 1 1 1 set•arIP W 1321/5 L - - I I OUTLOT A il 11 I]* C\ 1I I me! - ���\+ 1111 4 7� /�����7 �r-- l _--��/ _/// �, II 11 Ii J f ..r "-"11 it - -�, /, �1 ,I`,' Q \�\ JI IL I� ^`•< SII 11 I I ,\, ,/,. I \\1` \\\-�-;`_`J' / /' `.k\ ° 1 iL ° ifJ 4 II I' \��\v',. L — �11 - _ / \`w/� ` OUTLOT A = 3.09 Ac OUTLOT B - 4.33 Ac - 1 i r-- - -i' , 11 OUTLOT C 5.79 AC • ovrLor c OUTLOT D - 12.94 Ac m �--r' Ali ,l i J s / j /' \ PARK+OL E = 7.17 Ac I II I. i \ OUTLOT F - 2.23 Ac I \ill\ ) / A .,... -- /' r -1,.\ • \ 35.55 Ac (60%) IL. ill IL 1 t ' -„ ,:-.- l i►3 \ L a 1-- �" st 'r • if � , \ I " //,k, ►J / , \ / i- \ (le''''"'"" ,\��, ,�/ ,' /L / c 6 /)) -i 1 cjill l IN- I I I I r z �. / ,v \ • ^'°?•a:rs•w // imo-- //- —1. 1 moostrw n A° .1.32.48 - / II 7 1 1 / // N - ` \\ 1 ,\': syl 1, - 1 2 ' ' I I /L a "4 1I .,�_ I / :\ rlr1::::::4.;::.- �..-, \ \ . \ hrJ .,, vi \ /ce%, .�IrIL I 1 N3�•� \ \/ice , 1 Nwtbresw o A/ 3J$ u \. % a \I J I � \\\ \ \ • VOUTLOT r .........".""'"*"."<::) -, -- - .,;" j OUTLOT D 0 \\ ' V ..4, L d \ -t a __ _ • , /• r4 - _ -- - - .7• ' R • � . mum a _ _ / a i ti ' L j ---I.___. __... ...... _ URL/NOTp�y 0 - _ --� _ _�� -�-, ----- - _____-1 ANTA F _ - ` ` I - _ _ _ _ ROAD Na - - E RA/L WA)' --- -- .� - - - - 35 -- _ _ —_ - - -� I - WI1VDSOR OSS OF ELK RIVER • 1. INTRODUC MON Windsor Oaks of Elk River is a 33 lot residential open space development that will take advantage of the natural setting of woods, natural wetlands, man made ponds, and trails. The development will keep the homes tucked away in the woods of the northern half of the 62 acres and will be entered from the south with landscaped boulevards, sidewalks ponds, fountains all to match a grand entrance island. The lighting in the project will be designed with the decorative streetlights and also decorative lights along the trail adjacent to the entrance road near the 2 man made ponds that will both have lighted fountains and a creek connecting the two ponds with a bridge crossing. Windsor Oaks of Elk River will be another quality residential development in Elk River. In Windsor Oaks of Elk River, 29 of the 33 lots will be walkouts and every lot is adjacent open space areas and woods. II. DENSITY FORMULA PER SUBDIVISION ORDINANCE • A. 2.5-acre zoning density with incentives yields 33 lots on 62.28 acres. * The calculations are attached as Exhibit A. II. RATIONALE FOR DENSII Y A. Base Density with Community Sewer Per ordinance B. Endowment An endowment fund will be created for the Homeowner's Association for the open space per ordinance requirements. C. Providing Public Access The Park Commission recommended that the interior trails be available to the public and be credited as a "public value credit". In addition staff requested that a backstop and small ball field be installed in the southern • part of the property. This field would be mowed by the homeowners, but would be available to the public. 1 A sidewalk is also proposed all along the south parkway and into the plat • leading to the proposed park area to the north. This sidewalk will be enhanced with adjacent landscaping ponds and additional lighting to create an inviting place to walk in the day or evening. D. Landscaping, Lighting and Architectural Theme 1. Landscaping Trees Landscaping will include the city ordinance requirements for two trees per lot. This would equal approximately 66 trees. Because the lots are heavily wooded it is proposed that the required trees be planted on both sides of the sidewalk along 193`"Ave. NW. In addition, another 66 trees along an earth-berm that will be built along to provide screening and a sound barrier from the railroad. Ponds Two large ponds lined with boulders will be created along the entrance of • the project that will be connected by a boulder creek with a bridge crossing. These ponds will provide storm water retention and will also be aerated with fountains to provide an amenity and keep the water clean. The exiting wetland in Outlot C may be excavated and landscaped if a wetland exemption can be obtained for this activity. =z ''1-,r.',--;, "..,,;'4-wr '-.fi.:'t ?„*•• -.�.•''' .,'�M•.*-'rk�',i.� 1.f;�,,,;:=4j.`-_+- '-,.;-::, ' ms-µ ',:, ; `,4,:•,-,-:',-.:+,---_ 'm..,. "4 ' f 4rT-++Y'r ' !rl .ry.^_-1f; L i *i" ^. . r1{ `: S: _ 1 �'I'x4r - :�tti .:l .:4•_ 7 E,I' ' . i.41 i1f . • .. yl S,ili 9M:-• : ,'i_'A. 2_•wr r,w,7 • Boulders All ponds, as well as the entrance will be landscaped with boulder rock to 2 provide a consistent and attractive appearance throughout the plat. III2. Architectural Theme Entrance Island The entrance island will be the focal point of the project tying in the landscaping and lighting theme of the project by including boulders, decorative lighting and flags that will be visible throughout the project. The island will be built up with boulders to provide some height and the monument will be housed in the area that is retained by the boulders. The lowest tier will be rocked to minimize long-term maintenance. ' tit It ii +d,` € � '. It.,,,,- t›,:',. ' : : ,:; •, � • ,, . sv.: N, �• - . tom_.. . ry ,• froyP. e . €- -<. ''.,, l�> y Id r _ y 5� ' 'a :< :t. • ' • ,1-:•,..1"-' CSN _. • t .;;;fit i "' . E C- ,', :' " ,`.'`;,4',_ . 1.8 MILES.. _. ;r ,3 : ., .= .. 'i(: -, — ','�ilia f" � €� ,..> � .. ' „r, f4 T.- •• ter' • ..ffripM.vtir - 1. ,, %';: ' '.7.,,-,-,.'r:,' •.' :::`,_;,:''... ,:-..,•• S CG ., • III 3 • Housing Architecture 1. When possible garages faces should be designed to enhance the streetscape as much as possible. 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. 2. Home fronts shall have at least 25% brick, fieldstone, or cultured stone, unless otherwise approved by the Architectural Control Committee (ACC). and the 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 • Decorative garage door 3. 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. 4. Roof pitch of at least 8/12 unless otherwise approved by the ACC. • 4 • 3. Lighting Decorative matching streetlights will be used in conjunction with Connexus Energy and Elk River Utilities within the public right of way. All lights will include flags that will distinguish the identity of Windsor Oaks of Elk River. (see photo below) In addition, the front entrance monuments will be lighted and additional lighting will be provided along the sidewalk and trees installed along 193rd Ave. The two ponds near the entrance will also be lighted. The use of ground lighting all along 193rd Ave NW will truly enhance this new area of town and provide a great place to walk in the evening and daytime. sy = .r Yz' 't tr- .,' .t.,-.-.--. ,t;-_,.ei.1,--..t.,- ,,,,,,It.7)...,,,,,..3.--..,...-„L 044!";, ,..: itk, ir `r'-• ='' ..L':- A'-*' " ti`• '''X , _ .444-01;6, x-,...,„•-- moo;w-API:(..-- ; ;f'�• .';:. "' *.w .:';,74:— .•+'Ai'. . +5. t,,,,:1,,,-,;;W:ti- _::: r--10. 1 -lira • -:: ` =`' R - E. % Acre Lots All lots will be less than 1/2 acre per ordinance requirements for density bonus. Lot 1, Block 9 is an existing lot that meets the 2 1/2 acre minimum lot size for this zoning district. • 5 • EXHIBIT A WINDSOR OAKS OF ELK RIVER LAND CALCS. t GROSS ACRES d.53 ° °P EXISTING ROW NET ACRES 2.74 NET ACRES 59.54 OPEN SPACE 35.55 0.60 WETLANDS 4.72 OF BUILDABLE LAND IN OPEN SPACE 86.72% DENSITY FORMULA • NET ACRES 59.54 gross density 24 Base Density with sewer 1.15 2.50 27.39 endowment fund 5.00% 1.19 providing public access 5.00% 1.19 10% additional buildable open space 5.00% 1.19 landscape & lighting 2.50% 0.60 architectural elements 2.50% 0.60 less than 1/2 acre lots 5.00% 1.19 Total 33 4111- 0 ''r-,'-'''''' 'T.•N ...- '' '' m 2CDIR ©LLi rir; 177,7/V1-5) \•_-))1_1" j-z.1.L:7., ,_ i_l \,/IAA ,....).'-1 ,.•,- _,..,, --..,,, _ __-_---- __.'- -.11-_,.-_,L--=----,---T / `;'vc..) _,A4. .•.,' ,.... •--- ,•:.•:•:..?"--. . 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