The URL can be used to link to this page

7.4 SR 05-20-2024City of Elk - River To City Council Meeting Date May 20, 2024 Item Description Ordinance 24-12 Amendment: PUD for Bradford Park Request for Action Item Number 7.4 Prepared By Zack Carlton, Community Development Director Reviewed by: Zack Carlton Cal Portner Tina Allard Action Requested Adopt, by motion, an ordinance establishing and outlining the development standards for the Bradford Park Subdivision. Background/Discussion The City Council approved the plat and PUD for the Bradford Park Subdivision last year, before the ordinance change amending the city code related to PUDs. The city code now states that PUDs should be established through an ordinance rather than through the CUP process. This change was made to improve the availability of PUD information for residents or developers working within the PUD and to ease future amendments to the PUD district. While this subdivision was approved under the previous guidance, requiring a PUD agreement rather than an ordinance, staff initiated the ordinance amendment process to codify the PUD standards per the current process. As development of the site has not yet begun, the transition to an ordinance puts the project in a better long-term position for developers, and especially residents, as they begin to establish themselves in the city. The proposed PUD ordinance incorporates the plans and development standards discussed during the Planning Commission and City Council meetings, including the conditions of approval from the City Council. The City Council packet is also attached for reference. Planning Commission The Planning Commission held a public hearing on April 23, 2024. No one spoke for or against the project and the city has not received any comments for or against the ordinance. The Commission unanimously recommended approval. Financial Impact None The Elk River Vision A avelcoming community with revolutionary and spirited resourcefulness, exceptional service, and community p p W E H E 0 A T engagement that encourages and inspires prosperity JNM 430 Mission/Policy/Goal Simplify city ordinances and policies. Support the growth and development of the residential community. Attachments I . City Council Packet 7-17-2023 2. Ordinance Document - Bradford Park 7.4 Bradford Park PUD Presentation Page 136 of 430 Request for Action To Item Number ,\la\,()r and [;it\- Council 7.9 Agenda Section Meeting Date Prepared by Public Hearings my 17, 2023 'Zack Carlton, Community Development Director Item Description Reviewed by Lennar's Bradford Park Subdivision-- Property IDs. Chris Leeseber , Senior Planner Reviewed by 75-136-1300, 2400, 3100, 3200, 4200, & 4300 a. Zone Change: R1 d (Single -Family) to PUD Cal Partner, City Administrator (Planned Unit Development) b. Conditiona' Use Permit: Establish a Residential PUD for Bradford Park c. Preliminan- Plat: Bradford Park. Action Requested Adopt, by motion, an ordinance rezoning the subject properties from R-Id (single-family residential) to Planned Unit Development (PUI)), subject to die condition that Council approves a PUD agreement outlining the standards of the subdivision. Approve, by motion, the Conditional Use Permit establishing a residential Planned Unit Development (PUD), with the following conditions: 1. A PUD Agreement shall be developed and signed by both parties prior to releasing a final plat for recording. 2. Streets and access must comply with MN State Fire Code Chapter 5 and Appendix D. 3. Staff approval of all site, utility, engineering, and landscaping plans. 4. Submit a phasing plan outlining the anticipated subdivision additions. 5. I-1ydrants must be spaced to ensure all portions of a residence are within 250 feet of a hydrant. G. All watermains shall be looped. Dead-end watermains are not permitted. 7. The water main beneath Ivanhoe Parkway shall be continuous along the entire street to the connection beneath CR 40, 8. The water main beneath Ivanhoe Parkway should be increased from an 8" line to a 12", matching the existing pipe size in U u CR 33 n� Hwy 10 c"it Miske Meadows. Figure 1 9. The existing lift station must remain energized throughout the entire construction process. 10. State and local approval of all wetland perry its related to the proposed wetland fill. The Elk Rimer Vision A )telcoming c'omm7wzy irilb mvIulionwy aad .iphiled rej`oul-cefrineis, ex-reptional sel?,ice, and p o Ir E R E a e r L4fiZmT%I1d1 ! en gagemeiii f1jal ein-ow-ages and itj�pires praspeiio JNAYUREJ Page 137 of 430 11. An internal monotony- code for home facades shall be developed and memorialized in the PUD agreement. 12. Construct trails and trail connections as recommended by the Park and Recreation Commission. 13- Mailboxes shall be clustered- 14. The front yard setback of 25 feet shall apply to both streets for all corner lots. 15. Driveways shall be limited to 20 feet wide at the property} line. 16. All buildable lots shall include a drainage and utility easement for areas within the 45-foot wetland setback or within 45 feet of the OHW for stormwater ponds. 17. Grading for trails along the pond shall be designed to minimize impacts to existing grades and vegetation. 18. Grading for the trail north of Ivanhoe shall be updated to create a stable platform/bench for the trail. Slopes leading to and from the trail must be reduced to minimize erosion. 19. Landscape plans shall identify an overstory tree in the front yard of every parcel and no more than four of the sarne tree species shall be on adjacent lots. 20. Add a trail/sidewalk to the southside of Ivanhoe Parkway as it crosses the pond. 21. Complete the trail loop around the central pond as part of this approval of the Bradford Park development. 22. Complete the trail connection from the park trail to the sidewalk near lots 45 and 46. 23. Create a trail connection from the sidewalk near lot 194, between basins J and K, to the trail along the pond. 'this provides maintenance and pedestrian access. 24. Establish a trail connection through outlot C. 25. The street terminating near lots 38 and 39, shall end in a full cul-de-sac. 26. A sign noting "future through street" shall be posted at all temporary dead-end streets. 27. The cost to construct the central trail, as identified 111 the attached park and trail exhibit, shall be funded by the city through park dedication funds. 28. The cost to construct the 10-foot trail along Cleveland St N`3(j (CR 40) shall be dedicated to the city and will be used to fund a cite project constructing a larger trail project along the corridor. Approve, by motion, the Preliminary Plat of Bradford Park subject to the following conditions: 1. Council approval of the Conditional Use Permit (CU 23-10) and Zone Change (ZC 23-05) supporting the plat. 2. The PUD agreement for Bradford Park must be recorded. 3. All recommendations from the Parks and Recreation Commission. Backgrou ndlDismision (Case File P 23-04) The applicant, US Horne LLC, (L.ennar) has submitted a proposal for a new residential subdivision to be named Bradford Park. The project area includes 250 acres of land immediately south of the Miske Meadows Subdivision, east of Trott Brook Farms, and west of Cleveland Ave (County Road 40). The applicant introduced the project in 2022 through the concept review process. The current application responds to many of the comments made during those meetings. The proposal seeks approval of 314 single-family parcels ranging between 55 and 65 feet wide. The current development area is generally located north and west of the centrally located pond. The area south and east of the pond is not included in the current request for review and approval. However, the plans include a concept of what the area may look like under a future application. This concept plat shows a denser development style than the current request. Page 138 of 430 Park and Recreation Commission The Park and Recreation Commission reviewed this project over the course of three public meetings. The discussions included trail locations and size, additional trail connections, land to be dedicated for park uses, moving lots to accommodate trail and park, plans, and cost sharing of a trail_ After a robust conversation on these topics, the Commission made a number of recommendations that will shape the park and trail network. Their recommendations are as follows: 1. The proposed preliminary plat and subsequent final plats shall dedicate a total of 27.37 acres of land to the city for park purposes there will be no cash dedication with this preliminary plat approval. 2. Move lots 4180 through #184 further west within outlot H to create a more centralized access to the planned pars at the south end of the pond feature. 3. The regional trail within the development (shown in blue in the attached park: exhibit) shall be paid for with a cost sharing agreement between the city and developer using existing Park Dedication Funds. 4. A 10-foot-wide trail connection between the sidewalk on the south side of Road G and the regional trail connection between basins J and K. This trail connection will be paid for by the developer. 5. Approval of the trail layout depicted in the attached park and trail exhibit. fi. A developer funded trail along the west side of Cleveland Ave/CR 40 that will be constructed by the city as part of a larger trail project. The final costs of the regional trail andthe city's cost sharing obligation will not be finalized until the development agreement(s) which approve those public improvements are developed and approved by the City Council. The Park and Recreation Commission will also review all final plats and plan sets as the project is phased in. Planning Commission and Public Hearing During the public hearing, five residents spoke and asked questions regarding the project. Questions included impacts to wildlife, tree removals, traffic safety, and intersection designs. Wildlife and natural feature questions were addressed during the Environmental Assessment Worksheet (EAW) review process and included numerous comments from the DNR. Most trees on the property will be removed over the course of development, but this will happen in phases over a period of years. Trees will be added as part of the development process, but it will not replace the number of trees which will be removed. Wildlife will relocate during the phased removal and grading. State standards regarding protected species will be followed at all times. A traffic analysis was included with the EAW. This was reviewed by city staff and amended based on staff feedback. The analysis identified a need for improvements to the planned intersection with Cleveland Ave and the developer will work with the county on the designs for the turn and bypass lanes. Additional public comments regarding the overall density of the project were expressed during the comment period. Staff has also met with a resident, Tim Sweazy, who is bordered by the project on three sides. Mr. Sweazy has submitted two comment letters, both of which are included in this staff report. The density concerns question the lot sizes proposed with this project, current plans show lots as small as 55-feet wide, and their placement near private properties. It is important to note that the areas of highest density, attached townhomes, shown during the concept review are not included in the current request for approval. This includes the areas abutting Mr. Sweazy's property. The Planning Commission discussed the density and overall design of the project. 'Ibey shared the resident concerns regarding locating density close to private properties and asked how this proposal compares to staff and commission discussions regarding planned ordinance updates to our residential districts. The proposal is Page 139 of 430 similar in scope regarding lot sizes and ratios but does not distribute the housing types as had been discussed during those conversations. However, the Commission recognized that the proposed plans were generally consistent with the concept plans reviewed in 2022 and were comfortable with the project as proposed. The Commission also made it clear to the developer/applicant that when the phase two preliminary plat request is submitted there will need to be a reduction in the proposed density around the neighboring property lines. The Planning Commission unanimously recommended approval of all three requests. Financial Impact None Mission/Policy/Goal Supports the growth And developrnent of the resirdential and l7iisiness rntrimunthes Attachments • Planning Commission Packet dated May 23, 2023 ■ Park and Trail Exhibit ■ Public Comment Letters ■ Updated Plans Received June 23, 2023 ■ Development Phasing Plan ■ Applicant's Response I_,etter to Recommended Conditions ■ Zone Change Ordinance Page 140 of 430 Request for Action iver To item plumber PLAnnin 3 Commission 4.4 Agenda Section Meeting Date Prepared by Public 1-learin s May 23, 2023 Zack Cariron, Community Development Director Item Description Reviewed by US I loine LLC: & Rick Faster —Property IDs 75- Chris Leeseberg, Sensor Planner 136-1300, 2400, 3100, 3200, 4200, & 4300 Reviewed by ■ Zone Change from Rld (Single -Family) to PUD (Planned Emit Development), Case No. ZC 23-05 ■ Conditional Use Permit Establishing a PUD for Bradford Park. Subdivision, Case No. CU 23-10. • Preliminary Plat of the Bradford Paris subdivision, Case No. P 21-08 Action Requested Recommend, by motion, approval of a Zone Change that reaones the subject property from R-1d to Planned Unit Development (PUD), subject to the condirion that Council approves a PUD agreement outlining the standards of the subdivision. Recommend, by motion, approval of the Conditional Use Permit establishiiag a residential Planned Unit Development (PUD), with the following conditions: 1. A PUD Agreement shall be developed and signed by both parties prior to releasing a final plat for recording. 2. Streets and access must comply with MN State Fire Code Chapter 5 and Appendix D. 3. Staff approval of all site, utility, engineering, and landscaping plans. 4. Subinir a phasing plan outlining the anticipated subdivision additions. 5. Hydrants must be spaced to ensure all portions of a residence are within 250 feet of a hydrant. Ca. All Nvatermauns shall be looped. Dead-end watermains are not permitted. 7. The water main Beneath Ivanhoe Parkway shall be continuous along the entire street to the connection beneath CR 40, is cR as RR Hwy IQ Figure The Elk River Vision A nvlcotxaiaxg coxxximt.,zriy rill) mvIalimaiy raa d .pbiled zrsoxrax-�lidness, e%t-optional searice, and conxmx i)6v exsgxagcxxrexzl Il rrl exzcnxrxagey czaxrl hi.oirex jaxnr�exyly P41EAE1 I NATURE Page 141 of 430 8. The water main bericath Ivatnhoe Parkway should be increased from an 8" line to a 12", snatching the existing pipe size in IVliske Meadows. 9. The existing lift station must remain energized throughout the entire construction process. 10- State and local approval of J vvetland permits related to the proposed wed -and Fill- 11. Ara internal monotony code for home facades shall he developed and memorialized in the PUD agreement. 12. Construct trails and trail connections as recommended by the Parr and Recreation Commission. 13. Mailboxes shall be clustered. 14. The front yard setback of 25 feet shall apply to moth streets for all corner lets. 15. Driveways shall be limited to 18 feet wide at the property line, 16. All buildable lots shall include a drainage and utility easement for areas within the 45-foot wetland setback or within 45 feet of the OHW for stormwater ponds. 17. Grading for trails along the pond shall be designed to minimize impacts to existing grades and vegetation. 18. Grading for the trail north of Ivanhoe shall be updated to create a stable platform/bench for the trail. Slopes leading to and from the trail must be reduced to m_4-iaanire erosion. 19. Landscape plans shall identify an overstoli- tree in the front y,�rd of every parcel and no more than four of the same tree species shall be on adjacent lots. 20. Add a trail/sidewalk to the southside of Ivanhoe Parkway as it crosses the pond. 2L Complete the trail loop around the central pond as part of this approval of the Bradford Part: development. 22. Complete the trail connection from the park trail to the sidewilk near lots 45 and 46. 23. Create a trail connection from the sidewalk near lot 194, between basins j and K, to the trail along the pond. This provides maintenance and pedestrian access. 24. Establish a trail connection through outlot C. 25. The street terminating near lots 38 rind 39, shall end in a full cul-de-sac. 26. A sign noting "future through street" shall be posted at all temporary dead-end streets. Recommend, by motion, approval of the Prehminaa)• Plat of Bradford Park subject to the following conditions: 1. Council approval of the. Conditional Use Permit (CU 23-10) :and "Gone Change (ZC 23-05) supporting the plat. 2. The PUD agreement for Bradford Park must be recorded. Background/Discussion The applicant, US I lome LLC, (Lennar) has submitted a proposal for a new residential subdivision to lie named Bradford Park. The project area includes 250 acres of land immediately south of the Miske Meadows Subdivision, east of Trott Brook Farms, and west of Cleveland Ave (County Road 40). 71ae applicant introduced the project in 2022 through the concept review process. The current application responds to many of the comments made during those meetings. '17he proposal seeks approval of 314 single-family parcels ranging between 55 and 65 feet wide. The current development area is generaRy located north and west of the centrally located pond. The oxen south and east of the pond is not included itn the current request for review and approval. However, the plans include a concept of what the area may look like under a future application. This concept plat shows as denser development style than the current request. Page 142 of 430 Comprehensive Plan The Comprehensive Plan guides the pro)ect area for Xlixed-Residential Neighborhood Uses. This. designation consists of neighborhoods with multiple housing types, including detached single-family, to.vnhnmes, villas (patic, hi)mes) etc- "1 he r, tirrent proposal consists of owo different detached single- fiamily lot sizes, and the ghost plats along with the previously reviewed concept proposal includes attached townhome products, increasing the diversity of home styles in the subdivision. With the additional lot snies, the project generally complies with the Comprehensive Planguidance. Streets and Trails The subdivision includes three connections to the Miske Meadows subdivision along; the northern propern� line.1hese connections will create a seamless transition between the subdivisions, improving access and mobility for future residents of both projects. The street connections meet'Twin lakes Parkway which connects east -west between Cleveland Ave to the east and Twin I .tikes Road to the west. The current application proposes to make the connection to Cleveland Ave, along with left and right turn Lines as required by Sherburne County. Finally, there is as planned roadway stub in the southwest corner that will connect to an existing stub in Trott Brook Farms. As the proposed streets comply with cin' standards, parking will be permitted can both sides of the street. 'I'he applicant has submitted as parking aanaa'ysis demonstrating sufficient on -street parking, beyond what is provided on the driveways. All proposed city streets include a sidewalk along at least one side of the street, with Ivanhoe Park:Nvay having a sidewalk on both sides of the street, carrying the standard from 1Niiske Meadows to the north, In addition to the sidewalks, there is a network of trails throughout the development. Trails include a connection to an existing trail in the southwest corner, completing a current dead-end trail in the Trott Brook Farms subdivision. Additional mid -black trail connections are recommended to improve pedestrian mobility- between blocks. Finally, the main trail feature is the tread that will circle the pond in the center of the project. This trail includes connections to city sidewalks .and the planned city park. Parcel Design and Layout The proposed lot widths of 55 feet and 65 feet are both below the city standard of an 80-Foot-wide single-family lot, leading to the aapplica rit requesting as I -IUD to facilitate review aszd approval. The city has approved a number of projects with 65-foor lots, Miske Meadows and Twui Lakes Es rates as nearby examples, but ,.,,e do not have a subdivision with single-faunily tors at 55-feet wide. Concerns with smaller lots noted during the concept review include parkingand distance between structures. The parking analysis provided by the applicant shows ample on street parking, but staff recommends limiting driveway widths at the property lisle to 18-feet to maumire on street parking. Proposed setbacks :are as follows: Front'',ard 25 feet (30 feet is the R-1c standard) Corner lots reduced to 20 feet on non -address street (standaard maintains front yard setback along both city streets) Side Yard 73 feet (5 and 10 feet are standard) Rear Yard 20 feet (20 feet is the: standard) Page 143 of 430 These setbacks are generally consistent with similar pro'ects, but sraff recommends keeping the corner lot setback consistent xvith the front yard setback. 'The change to the side yard setback maintains the same 15-foot minimum setback that existing single-family districts currently require. To avoid multiple similar homes being constructed near one another, stuff recommends requiring a change to the facade and color frequently throughout the development. The applicant has described this as an internal monotony code and will he developed in partnership with the developer and memorialized in the PUD agreement. Engineering and Utilities The engineering plans continue to be reviewed for consistency with city standards, and for concerns related to future public ownership of public improvements. Grading concerns will be discussed with the developer, grading for the trail in outlot E for example. and staff approval of all grading and development plans is included as a condition of approval. The subdivision is located within the urban service area ;and all parcels will be served by city sewer and water. In addition to sewer and water, stortnmvater infrastructure includes a tnehvork o(stnnnwater basins and pipes to ensure the project complies with state ;and local requirements. Upon acceptance of the public improvements, staff will also require the outlots With completed stormwater features be deeded to the city. Landscaping The provided landscape plan includes a variety of overston,, evergreen and ornament trees planted throughout the development. Ordinance requires two trees per residential leaf, one of which must be an overstory (shade) tree. Tlie shade tree is required to he in the front yard, and plans will need to be updated to reflect this requirement. Additionally, staff recommend improving the variation of the trees planted alonng the city street to minisnire future disease/insect conceans. Plans should show that no more than 4 of the same species will be planted along abutting lots or across the street. Similar to the internal monotony code applied to home designs and facades. Applicable Regulations Zone [ h.,111 e In a pi-Oposed rrlmlidpiew, c'onsidercrlioli slwll lie ;jivii io etirlbi g c° idilims r) tbirt Me cai-w djinv# and Mdiia?v ly qg, led liy lbe piiopoti,al, the con enaliora ?fPI-Opelv)+ r-allies, llae use to wbiel) tbe jropeary ragb ted h Geigga derolea al the luire, and IM-noll panrisions, #' aqY, M I& lralld lane plait. The land use plain guides the property for mixed -residential neighborhoods, supporting the proposed use. The done change allows the applicant to develop at as higher density than what the current zoning ordinance permits. The subdivisions to the north and west were developed under a PUD, specifically permitting smaller lot sizes. As the proposal complies with the Comprehensive Plan and is consistent with nearby properties, the zone change to PUD is recommended for approval. Page 144 of 430 Conditional Usc PerrnitjPUD The issuance of a Conditional Use Permit can be ordered only if the use ,at the proposed location: IF711►10t vidalr y., rrjarrr r,r detrrfflelI rally rI#er111 e u.re of Wer propegy iir Me imv ediafe- ririjri�! ❑►• ibe pliblic laeriltli, .sa/ely, tnoirrls, ootebri, r•onreetimtr or•geuewl welliire of the neigbborhood orthe rYly. The Current project is similar in layout and design as the residential developments to the north and west of the project area. The project area is bordered can the east by Count}' road 40, with large lot residential across the street. Finally, the south side of the prefect abuts a large wetland complex with the Spectrum athletic complex beyond that. The subdivision a,ill not endanger or detrimentally affect the use and enjoyment of other properties in the immediate vicinity as the project continues a similar development pattern as what has been established for this area. 2. 1F'711 be e ousisteal it r`tli 1Ge Cortaprrlieir sir e 1'lari. The property is guided For mixed -residential use where residential uses are permitted. The proposed use is consistent with the comprehens ve plan. I IFill raol impede, the rtarmrrl and o►xletly deivlopment and itip-oremeirt of srtrrtgIviding rarrtrrtPvrrjaegy. There are hvo developable parcels that abut the project area. The developer has provided ghost plats demonstrating how the parcels can be developed and adequate connections, both street and utility, to those parcels are provided with this subdivision. 4. fffill be seraell rtrlerlrrrrlely li}+ unrl trill rrnl rrrlrvr;scly crjjerl esseulialjirrlilir (rrc lrlirs arrrl.+i?rrirts iifclirrliirg .+Irrels, p9 -e rrrrcT frir jirrileclion. (buirrage, Irfuse di+oosa! ,Turks anal schools; anti Will nor; in pcarlicrrlai, 0WIC lrxzJJic rogrsliotr or hileomire hill) Iicrf r on yr jacenl and ne{gbbodiiA pilb ii• ILoiVuglrjirrrs As part of the pre -development review the applicant completed a mandatory environmental. review (EAWa which did not identify any significant impacts to essential public facilities. The T AW included a traffic analysis and while traffic on the surrounding network will increase as a result of this project, the existing network is not adversely affected. The improvements completed by Sherburne County along CSAH 12 and Twin Lakes Road have improved safety and mobility to support the growth in the area. There is a new Fire station one-half mile north of the development and all sewer and water infrastructure will meet city standards subject to the proposed conditions. `1"he project also includes a 5.5 acre part: that will be dedicated to the city for future park needs in the area and the trails outdned above -long with the additional trails recommended in the conditions of approval will create a robust addition to the city's park and trail system. S. W'il1 nol inrrfrc uses, aclir+ilies, prricesses, trtatuials, erftrihrelent, airrl rrrnrlliotrs of operrrlion Mal will be dleliirxrcrrlallo any prisons or,, ivpegy because of ever.uh e belie., noise, srtioke, firincs, glad, odors, dusl or i ibnilions. The traffic :and parking analysis show that the project will not push public infrastructure beyond design capacities. Construction of the project will create noise:, dust, and vibrations, but nothing that should be considered detrimental to any persons or property. Page 145 of 430 G. ll% Il rtol malt in Tire destivaiort, loss, or drainage q-u rtutarul, .scenic or historic fealtate ?f fv ljor• ir,*po, taace. The project prnposes to fill a handful of existing wetlands. The impacts have been reviewed by state ,and local agencies prior to submitting the application, and fuial approval of the plat and CUP will be subject to compliance »rith -all wetland impact standards - Additionally, included conditions regarding grading for trail features around the pond are intended to preserve natural and scenic features where feasible. Staff will work, closely with the developer when those phases are ready for construction. ll'ill ally coarrply rrllli rrlI other• aeclrtimuleals of Mix Code. irtrltaditag ag applicable Ir(prirerlrerrls wid slurrrlr-rrrlx fir•Me isslararMe n/'a lirense or pe)rrril to establish) awl opeiale lbepro used rise in The silt'. The conditions included in the recommendation for approval ensure the subdivision will fully comply with all requirements of this code. Additionally, Sec 30-1564 describes the standards for establishment of a PUD district. 1. bwd grill br ,rrcd M10 Me Ill'1) district only atpm approml ()fa ex&apl plan for the 111.1), pin-: raal to /be piwed/rrr s-/ ji)ab ill tNS .section. _-1 P1 *D Will br rarrllrori:;erl oar /ranch iu a 111 .D ��rrtrir{ di,slrirT only rapnrt is;sraarace o/'a c.'r+rrrlilinrrral rase per -mil, pio-srrarao' to lire prna'eelrtre sel, o l) irr Iiriti .scc•tim. A Conditional Use Permit will be issued in accordance with the above standards. 2. TI)e rrira• rallon&I hi ra Pl rD shall Ge, lirniled to land rises ewisish'111 tr'itb Me rily'.s r'ptiipirholsin, plrrrr and Jawl ar,sr; map, artd to Muse uses iderali/ic'd ill the r.rretecpl plan for• Mr PUD &slrrrl arrrl TlW tvadilitm al rase pemtil ,tor' llW l'[ `D. The Comprellensive Plan and land use snap guide this area for mixed -residential uses, which includes recommendations for deviations from the current mix-ianuan lot sizes to improve housing divcrsity ill new developments. 3. The arra of lcaaad to Gr ini-Aded in a Pf'D shall he in rrrtiforrra raarr'rarl o/'llre applirrrarl. The: applicant will be in control of all parcels prior to recording the CUP and plat. 4. -4 PUD .shall be dexigw!d to pony/ as desh-eible ramified erarairaaaaraaew ;r,il6itr its parrposed laoundraies, iltellydiarg arra�ba irr desira eletraerrrs', lriurl}`e apita, C�l�Tiat gird sRr;11r1ge. The PUD is designed as one project with uniform design elemeaits throughout the project area. Future plans are sho-wri, conceptually, on the overall site plans and have been considered as part of this reviesv. S. i1 PUD airall raol rxaacse rrrtdeshalrle iljtpaty ota rrrijrrc'c'rrT lands and laird tasrr: In paarioilar, asses on the I11.'I7 peiMletersball be tvilepralilale rr'ilh arljar.ml aria• outside the P[rD. Nearby land uses include single-family residential neighborhoods developed w1rh similar standards to the proposed project. All parcels are consistent wirli the Comprehensive Plan, The PUD will not cause undesirable impacts oil :adjacent lands and land uses. 6. /1 PUD .rla,rll be ser tied liyr aderlarale lraa.�porlalion, tartlet, srataitraty server• wid dwitteige .•fleas. The project area will be served by pubic services and will not adversely impact transportation networks within the area. Page 146 of 430 7 _d PUD shall nol adrvsely, gf]ecl existing or purposed prams, schools, -dir is or olitrr prrllic jire°ilities. Existing public facilities are not impacted by the proposed project and .additional park facilities are included in the proiect- �1', "I'be3 eonnt'il rncay eslrahlis'b a-rarted laird muonrable fol rarr'ra,_firarrlage, side• evyl, and srlheat:k trellrirrweents fat rr IIL'I7 rand t!ltay ealrlbari,ze a rlensi!y rrhilh d &Ietrtrilaes!o lte rapprvjPtr•ctle /Paadel-the c-etrwlrrslrane"es.:-1111,Pttrrtilled elensily xhafl hc, evnsislent nilh Ihr cilyrs cerinfarrhensh+e plran and nol radivi-xely glfetf The public heallh, xql ly and ice�lrnr. The proposal is consistent with densities described in the comprehensive plan, setbacks From public rights -of -way, and design standards for similar developments within city code. 9. Afon, lhuet one prr"neipal bldldina rnra)+ he r-onsInIcted on ra lol nilhin ra PI 'D i1'alrlhoriZed l?y the r•rannt il. f 'mess oll_�eni,ise pennilled by Mr r.retlneif, ra PU0 shall eomhp y rrilfa the stlhedules' aJ'dirrlensionul ngidulion.s sel fitrlh in Ibis enYicle, e l•repr! llrrat inrlirirlilrll tots shelf Aare na less lhran ls'FI prscenl of llte lrairaiarrlarn ranee! as xurifrar The project does not conflict with standards described in cite code. Preliminary: Plat Citv ordinance section 30-373 outlines the required findings for approval of a Preliminary Plat. 1, The prrtposed subdit�isiort is con isteni railb Ihr::rlaaing 1glelrations' (aaiclr I•7 af•Ihis ehtoler) carrel corn%rms in all rrspee/.+ raillr call rrrAar r rvcrtls rrflltis Carle, iracllerlirrg the :-.onhr g iitglefnlionx ra'Vd Ihis radicle. The proposed subdivision requires approval of a rezoning application to PUD along with a CUP that establishes the PUD. These changes will allow the development to deviate from strict interpretation of specific standards outlined in the ordinance. The deviations reviewed for this project generally* relate to lot sires and setbacks. Provided the zoning is amended to PUD, and recommended conditions are included, the proposed subdivision is consistent with all zoning regulations. 2. 77.+e pr opo.sed sabdir ision is co islent n ith all rappfitxable geaeral and speria#,-ed rity, colnaly, rrrlrl r egiortral plcart s', inebtr6i§ brat tlol fitviled to, the r. lyrs enanptehensirie rlerelopmeal plan. The subdivision is consistent with all applicable plans, The physit- al clhenadetislics of •the site, hit htding l!!tl not f roiled to top ogrrrply, soils; are etutian, svl.seepliliifit to ra sialr and siltralian, snseeptihifr"ly+ loflooding rand rlrrunrrle air sntlrableJar tht /)pr rattrl density of den-efopment and uses rontenrpl ated. The physical characteristics of the site support the proposed use. Tlie wetland impacts will be reviewed by the city and state throuf h the established review process. Stormwate.r features, including a network of pipes and basins, will ensure water leaving the site, and flowing on to adjacetir properties, is generally consistenr.virh present day metrics. 4. The ptopnserl salhditisiort male es carlerfrtrlle ptor+ision foa rrater.urppfl, ,rlor7lt rHrrirrnge, senrrge Invispoafiation, crosim crrttrol and all alhra` +rtr ices, jireifitiPi and iiVrommenIs othem iae irglrired A this atlicle. 'I"he subdivision includes public utilities and stormNx titer infrastructure that meets cI[v requirements. Additional permits required to comply with erosion control standards are a required and must be secured prior to building permit issuance, Page 147 of 430 5. T lie panpQsed sul5dir11-SiNI twill nol tvlixe aulastew ial enriaptatttewal dutnage. The wetland impacts have been and continue to be under review. Approval of those impacts is included as a condition of approval. The development is also required to comply with setback standards outlined in the ordinance as tile)' relate towetlands and storix-•ater ponds- 6. Tl.7c partpQsed st!lldta'islQtt ta'111 t1Qi c�Qtaflarl a!'tlh crasetltetals Qf tYGQaYl Qa'11111! erartttcttl�' eslralaltslJed l�y�tld.gtllew Qf ra 6Ylala. There are no conflicts with easements of retard. T. twill rrrrl bare all 1111d1tr and add etxe inrj ad oa lbe irasattrtl)le der elopleni of ncigbboiit!g land. The proposed subdivision will not impact reasonable development of neighboring land. 8. Theproposed stllidi isiata is tool pttivaltn-e..4 stdtdiiisinta i,• pa-tv altatr rf `rangy rtflhe lbllQrritag c is.: ra. Lack Q1'adegtw1e .rtoartv),aier druiara e la. Lark of radequrale naiads. 1" Lack (adegtlrale suaiiluty reiver syslettts. d 1-as-k of udequale rl(j:sile pilkic itttpimetrrearls orxltp and .sjslexf. 'The subdivision Ls not premature as the above conditions have been provided for. In reviewing the standards for approval of a Zone Change, Conditional Use Permit, Planned Unit Development, and Preliminary Plat, the proposed project meets the standards, and is recommended for approval with the outlined conditions. Financial Impact ` "t I lc Mission/Policy/Goal Supports the growth and development of the residential and lousiness communities Council Meeting If acted on, this item will go to the June 20, 2023, City Council ineeting. Attachments ■ Location Map ■ Applicant's Narrative • Site Plans and Preliminary Plait ■ Ghost Plats Page 148 of 430 US Home LLC/Rick Foster Case No: ZC 23-05 Cu 23-10� Zone Change, Conditional Use Permit, Plat P 23-04 PE�ILI_ LENNAR Mr_ Zack Carlton, AICP Planning Director City of Elk River, MN April 24, 2023 Dear Zack, Lennar is pleased to submit this application requesting a zone change, PUD, preliminary plat, and phase 1 grading permit for Bradford Park, located at the intersection of Twin Lakes Parkway and Cleveland Street/CSAH HWY 40. A detailed description of the neighborhood is below. General description & Background The City of Elk River reviewed a concept plan with 400 single family homes and 128 townhomes in summer of 2022. The townhomes are all located on the eastern portion of the site, adjacent to Cleveland Street. During winterof 2022/2023 Lennar and the City completed an EAW that analyzed environmental impacts for up to 613 single family homes. This preliminary plat and PUD application are the next steps in securing land entitlements to begin development work in 2023. Bradford Park is proposed as a residential neighborhood that will incorporate a mixture of housing types to achieve Iifecycle housing for various life stages and income leve.s. By offering home choices that target various demographics (young families, single adults, divorcees, empty -nesters or retirees), a true "aging in place" community can be achieved. The community includes 4 different single-family products with varying garage sizes, bedrooms, bathrooms, and square footages. It should be noted that only the 55' and 65' single-family detached homesites in the western portion of the neighborhood are being preliminary platted at this time. The townhomes and smaller single-family homes will be confirmed and platted in future phases. A brief description of the proposed single-family homes on the west side of the community is below: Lot width: 55' and 65' Unit Width: 28' to 50' Basement foundations. Walkout, Lookout, Full Basement or Slab on grade Square footages: Approximately 1,500 — 3,500 square feet Garages: 2 or 3 sta II Beds/Baths: 3+ beds, 2+ baths Additional Options: Screened porches, decks, morning rooms Exterior architectural materials consist primarily of vinyl siding with composite stone accents. These materials are designed to withstand the elements and incorporate decorative features on the elevations such as different textures or colors, window trim and/or grids, shutters, pilasters, gables and brackets, Page 150 of 430 and porch railings. All color packages are varied to avoid monotony and bring visual interest and unity to the streetscape. Open Space Dedication & Amenities Bradford Park provides a unique opportunity to locate and preserve natural amenities centrally within the neighborhood while fostering connections with surrounding areas. The central focal point of the entire community is a loop trail centered on large ponds created by prior mining activities. The trails will be utilized by Elk River residents for walking, skating, or biking. Sidewalk and trail connections are provided to Miske Meadows to the north, Cleveland Street to the northeast, and Trott Brook to the southwest. The waterfront trail loop also features several areas that can be programmed by the City as "miniparW with further enhancements such as benches, lights, picnic tables, outdoor workout equipment, or just left as passive open spaces to enjoy the waterfront views, aquatic wildlife, and vegetation. These areas range in size from roughly 10,000 square feet to 25,000 square feet. Several of the minipark areas are anticipated to be true vista points due to the varied elevations and proximity to the water. The minipark areas along the eastern mining ponds could be oriented in a south/west facing direction, maximizing viewsheds corridors of the waterfront, especially at and sunset. The City may also choose to program the ponding areas with aquatic amenities such as paddle boating, kayaking, or paddle boarding. Based on park and open space dedication requirements, Bradford Park will be required to have approximately 39 acres of dedicated open space. As proposed, Bradford Park will dedicate about 97 acres of preserved and programmable open space on -site. This includes 5.6 acres for a city park, approximately 29 acres of additional upland that incorporate almost 2 miles of paved trails, the waterfront/mining pond area, and the south-central wetland complex that can be established as a natural preserve area (primariily within Outlot J). This multitude of unique site features, coupled with an integrated trail network, provides an abundance of programmable or passive open space opportunities on land or water, and will make Bradford Park a sought-after destination in Flk River for years to come. Environmental and Wetland preservation To evaluate environmental impacts, an EAW was prepared and circulated to the Minnesota Environmental Quality Board and was approved by City Council in March of 2023. The EAW analyzed approximately 14 environmental topics to identify potential adverse environmental impacts. The EAW concluded that no significant impacts would occur as a result of development of this neighborhood, and responses to comments were provided by the City in the Findings of Fact. The entire site totals approximately 253 gross acres. However, only 1215 acres will be developed for streets and homesites. This means that over 50% of the site will remain green space. Further, there are approximately 53 acres of wetlands on -site, of which 2.71 acres will be impacted, meaning roughly 95% of the wetlands on -site will be preserved. Page 151 of 430 Landscaping Landscaping is an important feature in any community design. It softens the hard edges of the built environment while providing shade and visual aesthetics. The master landscape plan for the western portion of this community proposes well over 700 trees in this portion of the community along streets, on homesites, within outlots, and serving as screening in various areas. Schedule & Conclusion With the submittal of this Preliminary Plat and PUD, Lennar is excited to work with Elk River to secure entitlements and begin earthwork in summer of 2023. Lennar anticipates moving forward with a Final Plat, as well as some utility and streetwork in the northwest portion of the site in early fall of 2023. It is our understanding that Twin Lakes Parkway will be completed in the summer of 2023, right around the time site grading could begin. We truly believe that Bradford Park will be a residential community that both the City of Eik River and Lennar can be proud of, and we are excited to deliver anew Lennar community in Elk River. We thank City staff and officials for their project input and support, and look forward to creating Bradford Park. Please feel free to contact me with questions. Respectfully submitted, A.-J Paul J. Tabone Land Entitlement Mgr Lennar Minnesota Page 152 of 430 5/22/2023 Lennar Zone Change Please consider the following and let me know why this shouldn't be addressed before approval; I'm Jim Sweazey. My wife, Sharon and I own the property on the south west side of Cleveland that intersects the proposed second phase of this development. We feel that this preliminary plan cannot be approved without consideration of the impact of the next phase. These planned unit developments have a mixture of housing types but phase 1 only has the larger home sites. Our concern is if these smaller high density buildings are not in this phase then where will they be located? It would be irresponsible to approve this application without considering the development as a whole. Personally our issue is locating them on all three side of our property. If this would greatly impact our property values and quality of life. Zoning ordinances are meant to keep this from happening. This loss of value can easily be demonstrated by builders own action including this development. They will not build high density housing near single family homes without a separation with ponds, trees, or sometimes larger lots. I have searched the existing developments in the area and only found one near the elementary school. This makes good sense. It maintains the value of single family home lots that often require a premium charge. If developers won't do this around their own property they should not be allowed to do it to others. They would be taking my property value and profiting by it for themselves. We don't fault them for proposing this, corporations are in business tb make a profit but it is the duty of the city to protect citizen's rights. Much of the planned multilevel townhouses would be close to and tower over my current home. From my experience these often becomes rental property. Page 153 of 430 MPFORD PARK 1 AreDiteclam-E�glneenng+ErnimnmenaI tPlanning LEGEND UPLAND PARK AREA (1,192,319 5F 127.37 AC) TRAILS AND WALKWAYS (4977 LF) WATER FF—ATURE (627,300 SF f 14.40 AC) — REGIONAL TRAIL ELIGIBLE FOR TRAIL CREDIT AT CONSTRUCTION COST (4,860 LF) TRAILS TO 9E CONSTRUCTED BY OTHERS Page 154 of 430 5/22/2023 Lennar Zone Change Please consider the following and let me know why this shouldn't be addressed before approval; I'm Jim Sweazey. My wife, Sharon and I own the property on the south west side of Cleveland that intersects the proposed second phase of this development. We feel that this preliminary plan cannot be approved without consideration of the impact of the next phase. These planned unit developments have a mixture of housing types but phase I only has the larger home sites. Our concern is if these smaller high density buildings are not in this phase then where will they be located? It would be irresponsible to approve this application without considering the development as a whole. Personally our issue is locating them on all three side of our property. If this would greatly impact our property values and quality of.life. Zoning ordinances are meant to keep this from happening. This loss of value can easily be demonstrated by builders own action including this development. They will not build high density housing near single family homes without a separation with ponds, trees, or sometimes larger lots. I have searched the existing developments in the area and only found one near the elementary school. This makes good sense. It maintains the value of single family home lots,that often require a premium charge. If developers won't do this around their own property they should not be allowed to do it to others. They would be taking my property value and profiting by it for themselves. We don't fault them for proposing this, corporations are in business to make a profit but it is the duty of the city to protect citizen's rights. Much of the planned multilevel townhouses would be close to and tower over my current home. From my experience these often becomes rental property. Page 155 of 430 Open casual discussion. Stop me with questions or comments. Sometimes I assume there is understanding when I don't provide enough detail. My expectation if that I will be called out for anything that I'm wrong about. My point is not subjective, not conjecture but is verifiable and fact based. There are two major components. 1. It is irresponsible to move forward with the approval process of Phase 1 without careful consideration of the impact on Phase 2. Reference The Request for action 4.4. page 4 bottom. 2. For obvious reasons developers will not build high density buildings next to their single family homes. (premium value of lot, desirability) I have examples. Only Phase 1? We believe this approval process is set up to only address Phase 1. Therefore, this needs to be addressed before the impact to our property is discussed; I believe we should look at the total development before Phase 1 is approved e Would the Planning commission only deal with Phase V? Specific criteria not being met in Phasel. Mix of housing? No reasonable person or company would approve a contract that doesn't meet requirements and relies on unspecified, undefined data Example: 1. House build- no kitchen in plan- we will talk about that latter 2. Road -first half is dependent on second half that we can't include in approval process. Page 156 of 430 Phase 1 cannot stand on its own —doesn't meet requirements. Reference The Request for action 4.4 page 4 hottom Lennar can do what they want until it effects neighbors Ref Page 1 "only if it does not detrimentally affect ...other property Has this been done before- Precedence The definition of PUD includes the word "integrated". This plan would segregate the High density (Apartments). And should have close proximity to shopping. This plan has them the furthest away from shopping. Approval would be like a thief getting off on a technicality. (Can't consider Phase 2?) High density next to singe family? 1. All I'm asking is to treat me the same as builders treat themselves • I have examples of developments around this project including this plan. • Can we get examples from Lennar? 2. Do the citizens want developments with small lots and high density housing? Profit for Lennar, property taxes, affordable housing? What about quality of life and city? have read that the most livable/ desirable neighborhood in Twin Cities has large lots (Edina) + A city council member was quoted as saying "Large lots is one of the good things about Elk River" 3. This corporation is taking my property my value (My realtor said the high density housing would be reducing my property value by Page 157 of 430 100K) Lennar would make many times that in profits for themselves. 4. High density housing (Townhouses) become rental housing. Renters don't take care of property. Could Lennar rent them if economy is bad?? 5. Standard lot width if 80 ft plan allows 55ft. 7-215TWITIF-m- Questions: Did planning committee say they were only going to act on phase 1?? Audio have anything that would help me?? Page 158 of 430 LENNAR HOMES BRADFORD PARK DEVELOPMENT ELK RIVER, MINNESOTA PRELIMINARY PLAT ISG PROJECT # 22-26553 ., r �,I SHEETINOEX LEGEND J• ^,!•'- - r ImesrFr EXIUM - 4 .T % SIIF [Ra9iEv,w1 � � � � � � GI1IR119 bIY 81CRW'IdiERA0LLL1KNEfEYWRH RANIWSPFY — ff�.IKN INf U AWMRrP4S — _ _ — IXMMEA5EC11]1 U1 IMU CO61H:&NdRMR'PIBMN — M2M4'fTIYYINE RpIp4gT'r40h14F - .......... F.tSEWRxhE —a—.— as�acartmx PROJECT LOCATION ----- wxnn wct rml}spINlLxpi —.�—.—.— rwElr� --»__ osysm RAr Elx %tEtR3i1T'M! J7,.J 9iF RAN u.e oz4orwoUA wmscsnlmwsxoErulx se +uu+assoewxs w c�ur�iu.Yaluvursaex caa ilxdFbNkMWlio.�YSpuu -- - — -- °_ .. „ - " --.-- BrMiPRn RT/A ---'--- sJ>tnlaw!nlmwE�uw —_ _ s _ _— aEaltixo:idcrac __ __ 4MH�danElEGrIC �__ _— IYmEannrolaeEwxe � umarrEwrrx_. msirnevm&ae+r+r ro�gu ow,..,. LENNAR HOMES —__""__— IIAEhYdplNry —__ ___ wEwrxouam - — umE. aaxovmnv - - — xxad.m�Neak — —ix— — Wnuxlw� PR{yIfC7 GENfRALNM66 wRl UrATI a HAP BRADFORD PARK a Nwaneslx�ennE bm Ppp o ulwe.a: naeaewanaxs: m+r�o $ MpUN1' !a VOLVF � Mr r �.Si9n W�ni GYilP1vW 6 EIX'INPotE o Utilff R[�fALI C.BIEY rc ro °H PROPD8Ea nur uvq u wry ' .r war �m�uNlnnnn q nxr .xr..xe. n w a am �n � u v� Nivrrc. n nx amm.ua sx. — _ _ — mdnoewnr v Iru - M ru=,.r.r o-w vvmR x.mw wrro __________ &SfAYEr� rni �py.rEi � I �rnm,GY W urt.r. ri In lWG*r.�4rx+TN q a�Prouae v -wru am _ n rp r rn.eexffr°�.xo,r�sxvaw,� rM uumMR roxwouwus - NEF N t vxrw. �wrta[a ° pce.�prwuwuttgxra..nx�rnn. r°mesmx ViNF I DEVELOPMENT - _ 1 NNExO. 31.]6:R - - _ PROJECTµINDEX: x— — are+nuecrac OWNER: PROJECT ADDRESS; LOCATION: MANAGINGOFFICE: B.M. ElEVATIBX=9i0.7b° 1B1P1C"0 _ �ro.�wm —s— VI-0BI #WD&E"rvi C — swcEnsRaxary LENNAR HOMES 1690556TH AVENUE NORTH S36 T93N RI61N nnn+mmx Rvertw TITLE SHEET —wa— cavlaa PLYMOUTH., MN 554466 axaw.r • • xxsNasamal.werJa+l SHERBURNE COUNRY riw9nremiR�,ivrn�onlvv w urtxyy� ♦ IIfORvii ELK RIVER, MINNESOTA su o�ls.Idw 68616 P�qq Mwaw..y�'w nuw'«�i �iw.�ni" , ii w YHVF � are eev:5.e5§e [v�6 xrlrYnw �eM�m�i x x awn cr�mriuExumrrsv e, I 4F G5 Page 159 of 430 OMUTA k F-�� ■�� aar■ it �� _�. 5v.� �� _f ~Nip Aw ... .. 1k I .. Y Zaim was i. 1 i I� it mruvn m uw,umwna, ��I' i 3 J 44 kll l dilI l Ip IIII, III LENNARHOMES BRADFORD PARK DEVELOPMENT naes� OVERALL SITE PLAN 2 r,F 35 Page 160 of 430 cHasr aursuuHWY l0YTR6 4MiC4NY - BAWeIWEFAN4YE018 IN.lB9K+E FAMkY WIS fl %' IT 1BIS� cwra»rxYFsor& e s eaa ,.aaau u�nYYUYx�cns r r m I,,mg u x Ir w3arNux a fYrrw�v_,rg aro we r rurexuw J-pwhVdlvw�&ElfltwLYA9tdm�%�F&�,LI %wMu�+��tlnAesr;t+�P$4�+LV-5 1 /janLW:fP.9>HUGrti,tEoau:i M lA Wai H fxua� �� 1 E+ � i I III III l rll I IIL—I '" -- _—IIFIII-111 III III— I ICI = +a>�0.w1�orUM — S IVANFfOESTREET NW SYPIGAL SECTION NFS MRIGIttOlRNY >-rsmwwls.Foemi N R iYq�M1EuaS 1�Rrl£1NE � .-�1.YfX.vttYni tlieP[witlifY7i6113�f€kwl a SWrifMUBtFUI'loyJ8wBw119T6ffwF[YLr . 3NHH/E1Art4Elrt�§FFbEFAl4i s R%MW '!—II'�JJI I III IIEIII =11l-IVhlCI—li I11— II-�H11 dll I III III T �i IIE{ i I I IIIil�—fa'E,� �� „,r�, "—IIII IIIIIIII 11 1=11 IEI1 FEI-1111 rill-lllrC111 I �IIII1I 1i 11111 111111C!l1-III-1'' r -w — TYPICAL STREETSECTION-SIDEWALK RIGHT HR Nw EORAixtOvkvr �•-,- LENNAR HOMES ❑ R r ewanvsw +r•onwru� ardxewa �� 91AWMNIA612iY#NkatltllYdl�tlEitlE4uh, W m Mrs•+a��+� BRADFORD PARK DEVELOPMENT — — — —III—T-1 I1 ilI Fl I r ,rlCl _=1i1—IIIIIEICIIII� — WUGk7E''E6818LVEiNSI�l_I If,I I b 1 ,� ,., III�I III II l III-III—III-111 t"""t III—III—Ill—ll1T111 I I r—i I1—I - I—II�IMhil°— I ICI fir_ I I r + —I 11-1 I F1 I LII I —III —I 1II. III—III-1 I CI a —1 TYPICAL STREET SECTION - SIDEWALK LVFr vrs mw.rwem7+r5E SITE DETAILS 3 F Page 161 of 430 �iM:l# m4ri�I�r. yygy3f�¢I,� rP1JYaiY+aoM 111i)tt'IFix� uaMs� � A�IhR DaaW! c� r Il-15=1 I I I11-111_l l l—I I ,- I I, BTUMI Wq A RAVEMENT CCNCREIE $IPEWAIji x1< antz �t9NdV1�lHYanNsi.�. ri' _I1�{III III, III �III- 8wnCNA-A TYPICRLTMIL SEGTI PN LENNAR HOMES BRADFORD PARK DEVELOPMENT SITE DETAILS 4 Page 162 of 430 E YYn'Kywir irrrr umrinrvuprl, r,x�vrs¢xeluartaa �Illmll�n�.nno r �� - u ne,. � Im - --- _ - -_ •.• " II-vl Y]IF Bq[ErcFptpgKplfmwovnfr�€mr4tlkTbl &Fw€NdMlN31�NlN8ePRYb1E4�+MiD muaEFYuaILrFu€IineFMFMt QF'dl IGIBYnNlfrra 97.@ MOEA IN%YN I-1 II I n-I r. ri II I II r r, If - le araFvua 3+F[rrxY4RERYuf neouaamuME• nv�lwgroYlvArtpNSI, - saa¢eriwrt�e b J _ -�i �Ik-1RI I ! I -I Iml -Illdl I-N -mll I-1�91-f-I-II I-1 91-1 I i I - �r� 601',f_I.-I rEr.rra ... -. I[elFtlffiR'IAL61ti WW lul MItlWA t1.YStAKi1St 51rvr3€FM11lY WNG?µ.0) s.FrnncuuxaFFnixewnxY�af+,Em zs nolu oolnm LENNAR HOMES E w alw a rorvn,Yw�wl�_, BRADFORD PARK _- r 1 r �eurieuWa-- .I�MMdVM h1 Mul�� DEVELOPMENT aYE ::•. IARY�BGFIILL6P}9A�YlWl0AMk0.YR1&4110N'. Elk7M1115L1GISEWed1-0NlWlEiEIAtlEll 9MYEF{111€YWAI.I�In fNfl)-11 Irwmaleyrs �noln ecwx r _ _1 I[� - 1-1f�l�iV-Ilml newwF� - r.�s.rwem7na€ ..n SITE DETAILS 5 Page 163 of 430 � "5GkF[iBlff fva'XB1tNJF9LMi 1,R'$IRESEl6LR' � _ _ RuuRSEiVFP= Y �, l➢NNE�7'IE17��` I I F➢1BJi14A5W fEd !SSIF3f6id� b1WL1.AERW 4]tFUMIPGAMi, L➢1�,�� `1 � f �I F"' i �SEBSLfi f�ll'Hf/1C0!a191NY, i p� I I--------------- � i � ' �H, iXk WJFWM', i � ..-FJfIAFGaldMi. RISLlR�➢bl!JA � � {WLL➢[�RRw IHa /f M4FMR€MILMOH - SpiPF p?Rl91MW �SWRN+4MErk I 'I Y I RRnRR.AupsFJd R61RGf71V,4. M�`11� c ✓ AIGI hFSW1.IRez I GO SINGLE FAMILY TYPICAL LOT LAYOUT cry 8U SINGLE FAMILY TYPICAL LOT LAYOUT LENNAR HOMES BRADFORD PARK DEVELOPMENT SITE DETAILS 6 Page 164 of 430 EROSION CONTROL LEGEND - - - I �— h BASINIS _ - Em r' t ----I --- J L �. CMWAINCP1YiFM£+� +fI[I ,�. 1 III—� 1 — aP,_ .BASINk fI u*eUPT+ff�A�CVI4'Fi+m•.U� W[pbmSrts'or ' J f 4 _`_—�_ LENNAR HOMES .f L f BRADFORD PARK DEVELOPMENT lIMN6ttM0u[rvP..� - 11 :. k i f - . � . % / •-' . � I _ _- � ..+; is }-� � ��,�/ BASIN4 STO RLUTI TER ON POLLUTION �V(SW PP)PLAN PREVENTION ' P Page 165 of 430 �_______—__. �1�`_f _�--_�4-._ y __--•..}-"___" wT- rye �` nJ---...--\ASIN M^. .-,.-. NG �� 1 IL ��• / s nl /ad 1 LENNAR HOMES per, � BRADFORD PARK - i \ \'/~. \'.�,` I _ i:, .I. •.- l 1 DEVELOPMENT STORMWATER POLLUTION PREVENTION PLAN Page 166 of 430 I Ie l f _ hLL ; - a. a IV r a.� MP leax[i i�cN� xav C�tpN� LENNAR HOMES BRADFORD PARK DEVELOPMENT STORMWATER POLLUTION PREVENTION PLAN (SWPPP) 9 OF 65 Page 167 of 430 LENNAR H BRADFORD PARK DEVELOPMENT STORMWATER POLLUTION DREVENTION PLAN (SWPPP) 10 OF 35 Page 168 of 430 y 114 LENNARHOMES BRADFORD PARK s DEVELOPMENT 'I 4, wa i 3qk:; A �/ 1 STORMWATER POLLUTION { r Afp hPREVENTION PLAN (SWPPP` OF 65 Page 169 of 430 xv �i ' BASIN A„ ".. 1 arcarilawmfcw.l.n,m. 'k \ �rxs+r��wrow.im. {r� } �l',� -._ NtlIXwIMGiwiFflBC[ES ! L WIOW wr f `_/ ._ q-r a • e - w • lil e�s_v � � � _ s - p a _ ' � fa r�'' .a s si. _ +�,,'� -� R^' 's-� � f +III! `l 1 �� 1 r _ F*s _ r f /,a _� � ��Af fi f d y^ "ns a I` 6 ��J°•+� • '' - - � '�-�,��,',°�!, ; � � _.+,�If��'� `�� ,=fir ,ref 1'=� ��1--• -- '� -1 1 �y n� 1 �.4 till ,- t_' -� %a�al�� -- � •--�� 4 . 1 a as 1� LENNAR HOMES BRADFORD PARK DEVELOPMENT STORMWATER POLLUTION PREVENTION PLAN (SWPPP) 12 OF 65 Page 170 of 430 rH� SILT FENCE NOTES CPIR'F,'t4JWll4l:W 41VY�RNlF TN RF10 in•. wruwvwu 1eMGln.wnr%�unYS�,uwmrRrwlntsan u�w,ewa CONCPETE WASHOUT NN Eli] - mmlN CULVERT PIPE DITCH CHECK .�¢erwr. nFn mcN aew � anv�W!:cr STABILIZED CONSTgUOTION EXIT NHS F�YfI SECTION A -A �' SECTION E-B ®oioo 00 00 NOTES: y ��b�Enry e.c�M ��m dogFss.�e.E.. � 3�wi�i�eWnrA�n6wdzrw '�"`:ooW;reaeunM+uxxFrt •Krv0vo1�:K.wSeuoiwmLa ne i�� bR�� Iut..sw�4F[mxN6o°Nnnru ��_� BmHmMuuge.•.rw mw�wv^�cm�.Gnaoeno4m�i4 plpgAP AT RCP OUTLET LENNAR HOMES HOTEs ` BRADFORD PARK a DEVELOPMENT NAt rN1 K 1 N INY1�W aY��IFlIM E4h F:a EF n.rF:•1 •N a gFwrolarlmF.rruFdPF+FSmWuukMwie0.: Futw 1 C\ % 4 A 4M FF °M � INt �V?ft54;•E�WNI. eRN54 MkY}Y:x+bat 0.WId19M CGM F21I�Mc33i t$.I 1pG 1SI EROSION CONTROL BLANKET INSTALLATION NA Et;M1v: SWPPP DETAILS 3r, 13 Page 171 of 430 REMOVALLEOENO a 1 1 1 1 ' 1 � p aer�vr 0 a� LENNAR HOMES BRADFDRD PARK 1 g DEVELOPMENT 1 0 1 r e r 1 i EXISTING SITE & 1 REMOVALS PLAN 14 Page 172 of 430 + 77 / pyt� �d'/ yfl ..fir/ f � � � /i�"' Cref / r. �i %,�i �ji /l/'`, ♦� `f iri / ��, �1 `� �� l`" fi��/i/: �t�++R. r * ✓' r f/ J / f r r� �/ f �'r r`� / /.'/ /7i m m"li J �; `,ir/, ,'t�✓r� LENNARHUMES r BRADFORD PARK DEVELOPMENT 01 fj s V1, r / !f NO ".�!�J �{�J'J �"�rri'lr,f a®.eaneM,�o- EXISTING SITE & REMOVALS PLAN �F �s Page 173 of 430 I 1 ' I Ir l,l I ' I l� If 1 T I I I G A , b WG� NP�CA[PF<c HS50. LENNAR HOMES BRADFORD PARK DEVELOPMENT EXISTING SITE & REMOVALS PLAN 16 Page 174 of 430 LENNAR HOMES _ . BRADFORD PARK DEVELOPMENT �� + � 1 ,�� F �` h : • EXISTING SITE & REMOVALS PLAN 17 cF �s Page 175 of 430 1 t. p �gg '! Z 01-2 y LENNAR HOMES Mgr ¢.cr- BRADFORB PARK .r DEVELOPMENT f Ll . � •., � .r t a �-,�-, 5 Wr`re -1, a -�y i I'YI' i -�� Sti � _ - EXISTING SITE & REMOVALS PLAN -- 18 Page 176 of 430 '��f �-.,�, 7,v�l�,_ f';r1�'� r"' ! � � /. ' ,rE ,' •liel{ Y II{4rrF1''� '! �, 4 ]tkA1lR I _ 1{I I r•, a s.r� ..f. sY cr,- yrr- t ,-.� - :-� :� �l i� � I � _ f__ .... .. _.I ayVljjj T env ry._w env el-4 j 9df S `5, q6 '0[ ! I rIpJ F � ~ � r � !✓TFI p'`�'s 'n� l - �. '� w ' r (� � �S! � r III �� LENNAR HOMES ir i.,a r r BRAUFDRU PARK DEVELOPMENT --1` ut. I EXISTING SITE & REMOVALS PLAN 19 Page 177 of 430 kAA LENNAR HOMES BRADFORD PARK I� ram.,r DEVELOPMENT 1 mltwwNe f ti 1 � , rtSrl >'ft 't '♦ _� 1' -'Il �: i '� - ' __ LIT — — — 10 +r- �� I EXISTING SITE & REMOVALS PLAN I 20 Page 178 of 430 ..... ..... ..... ... sm ----- ------ -- LENNAR HOMES BRADFORD PARK j DEVELOPMENT alalaM M-2 OVERALL PRELIMINARY a mean my �nnn.zo�a PLAT 23 OF Page 179 of 430 ni . � tiI rf' - , "!m`om� s.wr • „w wwxrsw -------------------- I' l `I V 'II IFV lil 1L�un_SL s;F y+ r r 1..-,i r°°-1•n.r r�.a; 't -� - ! , .� �tl rx I Lax i ' 1 V � J IL, � �TtlavMrierinr Lam- - } Nr x'-.wx44XWNlZ L_--��L-- r 3-al A 1L 11 Ir ',II �•r i! � ,._... +e..w m i 1 LENNAR DOMES im J L BRADFORD PARK DEVELOPMENT #meic ,r ? �� - �..xeu. Ilexes rovarrrr. BUR6Td A` zx _ l vt .! f > as ,I 1, rrr ""+•" PRELIMINARY PLAT 0 BO f30 - }, 24 OF 65 Page 180 of 430 ------------ --Ml Tod AM 1,FT F 4. ----------- AUX ff Lo-i L_jl .......... JIMMIED . . . . . . . . . . . LENNAR HOMES BRADFORD PARK DEVELOPMENT AMC c yw PRELIMINARY . . . . . . . . . . . PLAT ARC If 2S OF 5�5 Page 181 of 430 -- iV VrOh7fY�MAP t cea _.�=. may: ��. At e,tz°°° Ut--- LENNAR DOMES BRADFORD PARK DEVELOPMENT -- $ rer< - ,< v,1 L PRELIMINARY j PLAT otrrinr s z aa�nor F 26 of ss ,`i.r ✓ Page 182 of 430 VTM ,V y ',t i� 1- it iN M7 `i-vr iR4eP MC2 Ib�m ��`�4- } , { '• �� Ir xm an :art LENNAR HOMES BRADFORD PARK DEVELOPMENT /l i rr 9® 80 1m 1 PRELIMINARY PLAT 27 OF 65 Page 183 of 430 Ak� II LENNAR HOMES BRADFORD PARK DEVELOPMENT PRELIMINARY PLAT 28 OF 65 Page 184 of 430 Page 185 of 430 sl it BUILOI B tl � W-__J _> 1 � noiiar Is + r _ 4 rli a " ti i vl � z • I I I I 1 I II I J e I I I �eaero rj Q e n�ivw .O nn.� M1. •-. » - m,e �. xo•* e p LENNAR DOMES �.» BRADFORD PARK DEVELOPMENT Mcawrer Mae � I I SK:c.1MF�kcE 3 9ixeuma Lmixi. Mnnesde �u PRELIMINARY PLAT 30 OF 65 Page 186 of 430 Mm�n� Ij 7 I 5 i.YP'F fil0.tiT I II II I V it I I �o'nor f a l� LENNAR HOMES BRADFORD PARK DEVELOPMENT f, — N i N 0 .,.. PRELIMINARY PLAT OF 65 Page 187 of 430 PAVEMENT LEGEND x�on -_ _ mrsxrvr,eexrerav �nuaeuhuu�naie�ul BASINS m�MVrpmlllM1blG56mfrIr�IF�O - _ �-7. - -- nP -- LL --- - vi., vamwcw.wn �'�' LENNAR HOMES a \.\ BRADFORD PARK DEVELOPMENT I J — i �_ f — &f.WGiFiCrtMA rvo. BA91N0 / I SITE PLAN 32 Page 188 of 430 I I = I - e�mruaTMs.,, - rmexrvirrsmar�uurcrsxwsxrlx;n - BEI%NIEtflM1M,OT 6.wiYA,MI - .^ rtrvrwanwca of �iy�_.-�- Sa �� `\ ,I, rI•__- ' I II . � � w 1 w es I rxs ' P ��\,��-`.� _ ,�orGw,>reEkMs aer,rrr wee `�.I LENNAR HOMES / f 7 BRADFORD PARK DEVELOPMENT l dgiioiri wnruw / SITE PLAN 33 Page 189 of 430 ~— - yy8_ 8g eBIWH%451PA1-\ _ 1 ` eneal3e�eaocm. McdRL�3FE �1BFfYM s \ 11 4 \ tTINN X .� 1I i.i `A enueloul 6ASIN L�/) II II Umly ivmAl elotG ctluyrcxow F'>>f LEN�NARt HOMES BRADFORD PARK DEVELOPMENT TE.. rACF. I IY WN�n1841�4f i' oPolCFxO. T2�]65A 18l WAIF R SITE PLAN --eroueoeuew� � � • MBNR % r!'i4M WIES� a is6_ /�.QfYF10ilFMI K.MMfl119]I /°/ I a 34 ;F Page 190 of 430 ONTIBTA i ay ll PP I- f(II II 1I 1 ]YFLg1gMk&F9F!l O1RFitrvP. ll� J ��---� L •—."«-iLU � ..� � 1 1� � '" � YMRNFd S BFINwr, :I P• S. P 1 L .I�'!' f� `... L 1 \ 9116NWIB:A1'f}IEIIrIYv. mru�F,Fm: ^��I}1 � 4l I :� ��• LENNAR HOMES BRADFDRDPARK 'on"X DEVELOPMENT ` P/ s—�-elnArwwLxx m.. Wj iVIWML WiF,'MV LSArldIIFlN'1 L4Tn,lW �1 � L— �� IOBEFPdGF➢VI%,l Ltll Lfx,iG�p �r��1� � -�- '-_vPlf4,YLIE4ROHY. M. —. - J . � r � � - �� /]�l-eNiI14SFFYGv..ttP._ i ,. - _. - _ / ��1 '• �L 1 J " r — SITE PLAN uisrein�� .'✓� d� � �r z9 �mwm ax�.m. ' 35 r L -✓ Page 191 of 430 I BASIN I //J �@LIfNGAfi&G51W. B„SIINJ iaa �i«$vaN aea �e LENNAR HOMES BRADFORD PARK DEVELOPMENT IV SITE PLAN n1T 36 Page 192 of 430 71 BASIN A II LENNAR HOMES BRADFORD PARK DEVELOPMENT IV SITE PLAN Ir 37 Page 193 of 430 UTILITY LEGEND ---°•--- �+� � . � - � ._ � _ _; _ �_ � �.a,�,�,F�" _ i it � T „n �mNroA�noN' � lu�H a 9U Pa 4 I �.Wf lJ�4 YE - �� l �tGF164.51'A:1� rarsvyF _ 1 _ BASIN fi I •; � Ir r� i �I T I r i _I , I � 1 I P� roeYsnslNF LENNAR HOMES 1�-1 - 4pi eAe BRADFORD PARK c -�'•` - - DEVELOPMENT yy iFP44� f t _ +t 1 - ODTLDT 8.1e1 maerr, ;a::� rBASINO r UTILITY PLAN 138 �, ° • J tit l Page 194 of 430 piPwarFFH,N� C i _ -L L _ �J _ - V__L _ -1 --Art _I� I�rl -Irw- - }I 111111 ., _e,,,,.,, e,K5f 1111R3 ru ,[mvW 1 r9 �� ^ 111 A��uraff WAIfFW.IN ♦ \ �� ,_— �, � � mowxr n2vual I � \� ` �v` LENNAR HOMES BRADFORD PARK DEVELOPMENT UTILITY PLAN -ILI rrw 39 — OF G5 Page 195 of 430 msim m mIucwF � $"S \ /♦ �N28WINOVNVF � xromxrwov+lua f�+ � rrukFYEur.xPE FxIFIaI !,1�� I. lC@F�r-Ipy��Ckx6FmMUC£A'H'MNf r_ rnw wwe ll '-1� BAWNL \ e / -OISIB Pj OUILOI f 6ASIN 7 ___ iNP. W wx1Ea.44N ,_urNatk6ewel ,oa ra xvx -a,e., inmcm. �l ,rru 4 PtN PI FFCE<a pSp:W�rN 51@ �o,�iE' �wOxAv r.B�� LENNAR HOMES BRADFORD PARK DEVELOPMENT x I m— 11.-.. N UTILITY PLAN -�� 40 OF 6` Page 196 of 430 4 eu Fyw rFc�zw+.nw.w � L9 DfiTLOTd �_ � ' - - y-jr�w i-- - I! rl�'Y � i�y'�j] 1�4'-OOB�V @0.gd1•iF— �.1g51p®9��lYP.IdWd41C'lNh.. ?1a�Em HS44 - Aj . L � LENNAR HOMES BRADFORD PARK DEVELOPMENT � ..��. ,C � Fr.Pi•CP r ��I UTILITY PLAN M �M4•LVf �. 41 �F Page 197 of 430 � \ \ BASIN N i MI 7' t BASINJ LENNAR HOMES l r y BRADFORD PARK DEVELOPMENT 44 cure LA C UTILITY PLAN 42 ti :F Page 198 of 430 BASINA � } {{ A I - J rrvgfyyrnNUY4Yc — `. —�'� !I I I 1 � B 11 ` 1 1 l kG !�! P.Lnf4E�HLc4 LENNAR HOMES BRADFORD PARK DEVELOPMENT UTILITY PLAN 0 W 12Li 43 ;I Page 199 of 430 Page 200 of 430 —� 77-� T T; r EA SINH IL f : j Y j \\ J ✓ I l { � � r r I II L -7 r s LENNAR HOMES BRADFORD PARK DEVELOPMENT GRADING PLAN 45 Page 201 of 430 } 1+ I. I � I �1 Np E -w+iry x=oev xoiGx�.�wcaw I�un . LENNAR HOMES BRADFORD PARK I DEVELOPMENT arc —, 1s:le:.'n. 1 GRADING PLAN 46 Page 202 of 430 Page 203 of 430 y f ` r 7-7 BASIN / fl I J / �� ,w, _ ri vxhs>rure�u I r' �re✓r5 d � t m� LENNAR HOMES BRADFORD PARK �:? \ a m+rJd .rr_. -'� — y rt_: ■' s' +n./' • .s, lr�. �x.<.: �.' DEVELOPMENT Our( Y GRADING PLAN 48 --.e��_ SC4E xsEEf OF 65' Page 204 of 430 BASINA � .. i`P+ Na� ��P • 'a�^'l{ .4'. U 1 lif ✓ i `y.� � �... %cE<v NS46VJ Iff° �' �nwrxms eelNr �- , �� 9 5�,: M_L6 i �. 4 � b _ ) d & d� C - M ♦ !,i 4q Cfki d -F i ! rcJ,n L` - '_ i J _ '° Nw��l!� > V `. j� d�J(r, �49 r }• '-,,rat `�7 -;�!' _• .�1„-L' LENNAR HOMES "� � '�-�J..�ejs"�. � rl I `r S � ++ I !y C � _ � I �'' m 3�1'S r" ,. °`'I • r r �� ''�!r }7 4', - +J f` E -:r.' p•. BRADFORD PARK DEVELOPMENT �° ¢-,.1. t�yf r I � re. {..rca I ` - •_ - 1 _-®f ��.,I� - g9 W �. c,�-.�-.,�'t•_ _..I Nib- ��. f GRADING PLAN a it 49 F Page 205 of 430 y• L �. I I •fit "h-• � M ��_ - a v .....J.,f ' _ 1, ad. •� { 11 . 1tt - ::. • y �y .Y. � Ri � aw�«Euev exaucr ��.,... �� &FslHF _ I �� ._ i rc { ` •r..- vwwvwm.�++cc«�n his' LENNAR HOMES eoao o BRADFORD PARK DEVELOPMENT l — \ \ ELKM— 4 a $IN9 It PLANTING PLAN - - �Y 50 OF 65 Page 206 of 430 ILI- 41. 65 , II i" fe LENNAR HOMES El - '� BRADFORD PARK DEVELOPMENT 1 4 ! t _ PLANTING PLAN Page 207 of 430 i 41C 5f / 1 - i/C.. i � � � 1P•' iAFixlkgFp�YAN M�• F.J. ., - :11 ,/ Q MifiBM2F ROAR `r�E"doi or:wmr�ciwar.e6ow_ r SO 1 &A6EN o LENNAR HOMES A BRADFORD PARK DEVELOPMENT l . ` ,.:.y � •\j �� E§�lMi! maw PLANTING PLAN BASMR r G E�F�E 52 ,F „s Page 208 of 430 'mot !r �'- � } _ �r•1� �� 1 !� f LENNAR HOMES BRADFORD PARK . ,� OPllPTH DEVELOPMENT (�p��7 (y'J� t Eu�. Fr.•�F 1 �� r m�ccti•«o. n SI PLANTING PLAN f53 ;F 5 Page 209 of 430 -y, L� N f iexG GP - Mkt. narFea n whrrvw., iii�ieapEr � LENNAR HOMES BRADFORD PARK DEVELOPMENT PLANTING PLAN 54 Page 210 of 430 I / I W AVEsv IHS[L '. // I � naaxrrs 0- LE / � ^s�Y'rn dWYELLEFI€RYIIIET NYutd LENNAR HOMES ® aoft BRADFORD PARK �,W -�,• DEVELOPMENT I ! I €6K Fr,�€c. wrv€wrF I I I I ' I I I I I I I I I mveexx na@sro ruwN6 0 I I I �i ie PLANTING PLAN I I I � I 55 4F G5 Page 211 of 430 V I LENNAR HOMES BRADFORD PARK DEVELOPMENT PLANTING PLAN 56 Page 212 of 430 FlNNRI®NO1E6 A� 9� � �. xm WM Nuefp � �! I�H1 Y[U d� cI W10XMlhE IfBp �xEE iKA"9 . 3Ard n� M 'PFx nxw w OE .w. W4 wwb`tl'!M f � �.N 'flx sR. p !4dG n pfrd� Na- �WEMF n£p,Nu g�s.Wn � xa asYxn rigquoTMJ C*x'�s a. M / nww s's�uGu ,eu NiiM4np1: - dra� �`rwmw- nova f --e£'rcmi F60.'E9wWCwtE �'�"mra„"vm—m.=s .. �xFNW1AT4 _�a7�� I PW�.m .usuww warns ac uncevssa w�a way s. �a 4B�tlSNN'!d &bNd Stt.¢wtdM[PA1 YG� ffi ArPnY a r'i'sv ur.�bv llerrtf: U2 �PwcWG r�01oe II � �'A ix46n+V 'pp� arnA �n t4va M !M �R MY Tu.T 4F 4141,��Rkkt�.Pl9iry ce[dib®NNAPw1�x�wd<RR-Im"Uuw9uM.—bri"RRSn: AwMM WHPwMIroMN4 FMYnuc' -K mixrwe0[�iu hurt rvL aM'Nwmt�x`�A�i'in a�NB� un� Wu�r+r�wpiM�MnEP'Mw aim nSwMwaiU.ete cd4 - hEg1011OUP,THEE PLANTINQ nxpew®® - ` "'"�'ry' I%w wmn M. wnalw�eE«vraw�er ,uxxa,x� LENNAR HOMES DRADFORD PARK DEVELOPMENT ff� _ �a.r aiiucwnc,mre.MnM,,da - I � axe PLANTING NOTES AND DETAILS EVERGREEN TREE PLANTING nr, r,�nn 57 Page 213 of 430 PLANTSCHEDULE Iva 9T' p}LANIUI/WWIPMNJIL" 9Fi Pt>Y F^�� I, FWSIAN[aERLAYidFA'% ICrL }d8 /^� 1 ALTRRWRtlW TRp1�W:5PE7 1'LU 919 ":�.•+ 1F,PtatN'4w•'GEaFrm titi++ E09YSET WFPLE ��M� IE GNIA4GW lWll6 zLSI &6B �� Ca) l5 edhllp NBAn ,a xYYIW Ae8 �- mxmr Hay.'Ileen� L_s IAM1AB Ri,I.Mn1RWnFPImV s441 al" -_ BLI�cI9*LH�cWwm 11 i�nh�, ,i C4GIAS CSa¢l:llltl GL 6dB UW+.IGN Mfh N3111 \j , la VBBMIWIENTP4l1 SG14 BRE NNySEah - =B(tKwAw"* oCM AJP NFJEf11M.YIfCm- giV l�. <_ BOIN51M11mARNV.ut •. M1laaLf am COIWYNIHASRR9Y a mAl]Y a T�NipNNtll Ad R,44aflBPMA�Efikl$ISp N I:ILA]N IRIN%MMC KR�'JM1I%HF :Gl Ei6 -- sarSMEkpJnJata�� raes Wcrd �.>dJti Snz �t ••u, 51 611W VWPpIL:£ApES.�J e W HtB �31sltt+e�»F+KOW+ilovauer •Sr'SLrr'' _ SENNCI'YfAskllaEk ?5111fli5F ShcD IIX AHEFTLf]E'IIMF �h'ild� a9 w, w A w r'W Lia ME (XENBF I F'1� 3A —WSFaWLLCQiS PGL GAB 3'JI �ZS• mdEE6LH WNWi1R 017t ✓F � tYJP ANVi.SP`a' L�� FB Welxw EpvcN �W Bdn \ Yk6A6P aFD 1p lwTa a,'I � ''L�'J aY+w+WHF ax d10ldIlYA1E0.5dlm1AIn 1VF:T 9,cw upcNdN3'RA YiFL 6dB 'ram,(+ w.mcEw.r +v,.lal �= eB�nakawn,waa ntraSNtrrcwoka N la14ALERlI'1Nd LLrbnnar rGL Laa :ENmuIim "II� p9 lWI1EA PAlRKSY F'fil Ada iws+i aE ar�w rrw+l WX➢dFSlEokn•VE'�CAUMlk{#lnknt _. Rrm*AJF EFci�'TNFSS OlY &3lFJ1 lL![941WWNJE SIT[ fM91 WEz BMWW 88a v�rAyFA r� LL 5§ 518VW bA4 CITY LANDSCAPE REQII IREMENTS zRIA— *RWSPM UI GBNEgAL IANOiCAPF REQ88MEN79 {� Ilw 1 le Pls�.aw€J Ir xrrrl aae •�=�.no,ns,ati5l.�e,.e,a.�««�I.o�o'w..,�,.,F«�mlMxSc.,Fo;� 'w,nneom �.+' NpRihr3PM&E No dFS mW aMe WI NW.EFeoYO CF NavI. WRaewnFsk WxN+uvroNl T �n llm-vM nv nt�mdr. p,l[+.wl...n.• �_` 1Y`YI S PF.EfIWUh VBP@fJA' ri Mi'A @A6 AP ren lRar VI 55+uAnnnF*ww ,�an..Fr� awxFws N'RI � �1Mw+uA �Ww� rswnuffannE my novuv meeslvnEw vnvrlabnr.E j' {F ,+ Pall&&NIWF,ki 6MW8 6JB yd PM( LANDSCAPE REQUIREMENTS -�V' + IR dB a MAW! bda iLNia 1}pE FIEry}pEp AOpIIWALL TOJAL ��` SJMEMIE ae�ouauem�a r o w e+eaarsEr.rdxs m P x LENNAR HOMES BRADFDRDPARK DEVELOPMENT PLANTING SCHEDULES 58 Page 214 of 430 C.. NO. F7 I WETLAND LEGEND EA 17771 Ijl � efrnxva e _ Gull Oie -�i � iM gar e 3 ,.� @45PJ 11 a 1W itlft iitt WA it r.+._we �0 v Ad Eul yen wA yI e m eeea aae w. I Ilex ® 10+ N.319 �� u�Yl'.leamrrrrw». Yuela✓EsawWYCYncn LENNARHOMES BRADFDRDPARN DEVELDPMENT OVERALL WETLAND IMPACTS PLAN Ana 59 ;e Page 215 of 430 LENNARHOMES BRADFORD PARK DEVELOPMENT DETAILED WETLAND IMPACTS PLAN 60 Page 216 of 430 n I I •' l LENNAR HOMES /W�.��a� BRADFORD PARK DEVELOPMENT { DETAILED ETLAND W IMPACTS PLAN 1 v' 61 Page 217 of 430 HPE�p Pl FFPE<rt HSp: W xnv�@r.E F. LENNAR HOMES BRADFORD PARK DEVELOPMENT DETAILED WETLAND IMPACTS PLAN F 62 9F 65 Page 218 of 430 i wlEuilN. P�l7�YiEMM _ ~•� � 1 � � ..� - � ��, III 4 111 � __JI I 1� t r LENNAR HOMES r i BRADFORD PARK DEVELOPMENT tiF1VA01t �h I ... -J /,��/f�R`RkA4•i3.3111�_� i'. ✓' —I ..� /`�,-, DETAILED WETLAND IMPACTS PLAN 63 Page 219 of 430 �17 \ y Z"6, "Z -z" guirlore LENNAR HOMES BRADFORD PARK DEVELOPMENT DETAILED WETLAND IMPACTS PLAN 64 OF Page 220 of 430 `~ � ~~ \ / `--`-_- _--^�---� � ----�------- LEwwxmxpwm on^ornnopxpu | nsxc�npmpmr / DETAILED WETLAND IMPACTS PLAN Page 221 of 430 y, �f I� 1 yYi _ — -r _.. ' �... - �swm WM CMwi� r .' �''_ 'hG�, - Ewa, ■ n o 0 L L _ -�PFIA5E9� i FHA,:E :-- I / LENNAR HOMES � HnSE7 BRADFORD PARK DEVELOPMENT NOTE' PHASING PLAN IS PRELIMINARY AND MAY CHANGE BASED ON STATE OF THE PHASING PLAN MARKETAND DEVELOPMENT FLLCTUATIONS. u a am aw Li car 2 of Page 222 of 430 JUNE 23, 2023 Zack Carlton Community Development Director City of Elk River 13065 Orono Pkwy Elk River, MN 55330 RE: PC Staff Report - Response Letter to Conditions • Zone change from R1d to PUD, Case No. ZC 23-05 • CUP establishing a PUD for Bradford Park subdivision, Case No. CU 23-10. • PreHminary plat of the Bradford Park Subdivision, Case No. P 21-08 Zack, We have reviewed the Request for Action Staff Report dated for the May 23, 2023 Planning Commission and have addressed each of the recommended conditions for approval. Please note that for your convenience each condition is restated below along with our corresponding response. PUD CONDITIONS 1. A PUD Agreement shall he developed and signed by bath parties prior to releasing a final plat for recording. ISG Response: Noted. 2. Streets and access must comply with MN State Fire Code Chapter 5 and Appendix D. ISG Response: It is understood that the design of the development shall comply with applicable standards set in the Minnesota State Fire Code, Chapter 5 and Appendix D. 3. Staff approval of all site, utility, engineering, and landscaping plans. ISG Response: Noted. 4. Submit a phasing plan outlining the anticipated subdivision additions. ISG Response: A phasing plan has been prepared and provided with this submission per the request. Nate that phasing is subject to change throughout 'he years as market and inventory fluctuates. This graphic is provided as a visual aid and concept. 5. Hydrants must he spaced to ensure all portions of a residence are within 250 feet of a hydrant. ISG Response: Hydrants are spaced at 250-ft. This will be confirmed via the final plat of each phase that will have a hydrant coverage plan sheet within each plan set. 6. All watermains shall be looped, Dead-end watermains are not permitted. ISG Response: Noted. Per entail correspondence, watermain has been connected through the extension of Ivanhoe, 7900 Wernatoonal drive + Suile 550 + Glaamington, MN 55425 D52.426.0699 + ISGlnc.cn it hroliherture + Engineering + Environmental + Planning Page 223 of 430 7. The watermain beneath Ivanhoe Parkway shall be continuous along the entire street to the connection beneath CR40. lSG Response: The watermain beneath Ivanhoe has been looped and connected. Mote that per email correspondence and future maintenance the City has directed that the developer install the watermain via Directional Drilling than standard open cut trench operations. This is requested based on potential future maintenance to limit disturbance to the surrounding mining pits and roadway. Developer and City are recommended to discuss cost sharing due to `over sizing" of utilities. 8. The watermain beneath Ivanhoe Parkway should be increased from an 8" line to a 12", matching the existing pipe size in Miske Meadows. lSG Response: The watermain has been changed in size per the plans. Developer and City are recommended to discuss cost sharing due to "over sizing" of utilities. 9. The existing lift station must remain energized throughout the entire construction process. ISG Response: Noted. Plans for final construction shall include notes that the contractor is responsible for maintaining the lift station throughout construction. 10. State and local approval of all wetland permits related to the proposed wetland fill. ISG Response: Developer has submitted items for wetlands permits through state and local agency. City support for the extension of Ivanhoe, impacting the existing mining ponds, is assumed as the connection is a request from the City. 11. An internal monotony code for home facades shall be developed and memorialized in the PU❑ agreement. ISG Response: Noted. The developer has been made aware of this comment. 12. Construct trails and trail connections as recommended by the Park and Recreation Commission. lSG Response: Noted. Plans presented reflect modifications agreed upon by the Parks and Recreation Commission and Developer. 13. Mailboxes shall be clustered. ISG Response: Noted. Mailbox locations and style is determined by local post office. This is not an engineering decision and will not be illustrated on preliminary or final plans. 14. The front yard setback of 25 feet shall apply to both streets for all corner lots. ISG Response: Front yard setback is set at 25-ft. Corner side setbacks have been shown as 20-ft since initial concept submittals in 2022 & have remained for all submissions. This is industry standard and is being requested as part of the PUD for side yard flexibility on corner homesites - the design regulations have been put on the plans to reflect this through site planning efforts since lastye-ar. Page 2 of 4 952AM0699 + ISGInc.com Page 224 of 430 15. Driveways shall be limited to 18 feet wide at the property line. /SG Response: Driveway widths are 20-ft to accommodate homeowner operations with the assumption of 2-vehicles per households. This assumption is supported with the previously submitted parking study, per the Developer standards, and agreed to by staff because 18 feet can be too narrow at the curb. 15. All buildable lots shall include a drainage and utility easement for areas within the 45-foot wetland setback or within 45 feet of the OHW for stormwater ponds. ISG Response: Plans have been updated to show 20-ft beyond the proposers 25-ft wetland buffer when impacting an adjacent residential lot. Per previous conversations with City staff, it is assumed that this area will operate similar to a building setback where no permanent structure can be erected within its extent. The areas where the `wetland buffer strip setback' (per City of Elk River Ordinance) infringe on adjacent residential lots is shown throughout the updated preliminary plan set. Note these setbacks will not be platted/ shown on the overall plat. if there is a separate understanding of this requirement, please inform the developer and engineer as soon as possible. it is assumed that the Ordinary High Water Level (OHW) is the same as the Normal Water Level (NWL). The basins within the preliminary plat are designed as "dry" stormwater management areas, therefore the OHW would not apply to any basins within the applicable area of the development. io addition, the central mining pits were evaluated and the 45-ft setback does not impact the adjacent residential lots. 17. Grading for trails along the pond shall be designed to minimize impacts to existing grades and vegetation. ISG Response: Trails along the mining pits and wetlands have been designed to match back into the existing surface at a recoverable slope of 4:1 (per Federal Highway Administration (FHWA)) where applicable. 18. Grading for the trail north of Ivanhoe shall be updated to create a stable platform/bench for the trail. Slopes leading to and from the trail must be reduced to minimize erosion. iSG Response: The trail north of Ivanhoe is based on surrounding elevations of the existing mining pits, ,proposed and existing roadways, and proposed home sites. The slopes of the trails are following ADA standards and dictating the running slope. The trail matches back into existing elevations at a maximum 4:1 slope per Federal Highway Administration {FHWA) defines as a recoverable and traversable slope. 19. Landscape plans shall identify an overstary tree in the front yard of every parcel and no more than four of the same tree species shall be on adjacent lots. ISG Response; Plans have been confirmed to identify overstory trees in the front yard and corresponding table has been provided on each plan sheet in the margins, M Add a trail/sidewalk to the south side of Ivanhoe Parkway as it crosses the pond. Page 2 of 4 952.42&0699 + ISGInc.corn Page 225 of 430 ISG Response: A sidewalk has been adried to the south of Ivanhoe. As the development is limiting impact to the mining pits, the relative north sidewalk has been removed. 21. Complete the trail loop around the central pond as part of this approval of the Bradford Park development. ISG Response. The trail has been "completed" with this resubmission. 22. Complete the trail connection from the park trail to the sidewalk near lots 45 and 46. ISG Response: The trail connection has been "completed". 23. Create a trail connection from the sidewalk near lot 194, between basins J and K, to the trail along the pond. This provides maintenance and pedestrian access. ISG Response: The site has been modified and configured to include the requested trail between basins J and K. Developer and City are recommended to discuss cost sharing due to addition and relocation of the trail head. Conversations on this trail were discussed via tearns meeting and at the June 34r", 2023 Parks and Recreation Commission. 24. Establish a trail connection throughout lot C. ISG Response: A trail connection through outlot C has been established. 25. The street terminating near lots 38 and 39, shall end in a full cul-de-sac. ISG Response: Cul-de-sac is shown on the prepared plans. 26. A sign noting "future through street" shall be posted at all temporary dead-cnd streets. ISG Response: Noted. This will be shown within the Final Construction plans per phase/addition. Please contact me at 952.426.0699 or via email at Whitney.Behny@ISGlnc.com with any questions or if there is any additional information we can provide in support of this project. Sincerely, Whitney Behny, PE Page 4 of 4 952.426.0699 + ISGInc.corn Page 226 of 430 ver Ordinance 23- Stfikethfoughs to be removed Underlines to be added An Ordinance Amending the Zoning Map of the City of Elk River, Minnesota, to Rezone Certain Property from Single -Family Residential (R- I d) to Planned Unit Development (PUD) The City Council of the City of Elk River does hereby ordain as follows: SECTION 1. That the duly adopted Zoning Map of the City of Elk River is hereby amended to rezone the property described on attached Exhibit A to Planned Unit Development (PUD): SECTION 2. That the rezoning approved by this Ordinance is based on the following findings: The rezoning is consistent with the City of Elk River Land Use Plan adopted, and updated, as part of the City of Elk River Comprehensive Plan. SECTION 3. That this ordinance shall take effect upon satisfaction of the conditions noted in Exhibit B and be published as provided by law. Passed and adopted by the City Council of the City of Elk River this 17th day of July 2023. John J. Dietz, Mayor ATTEST: Tina Allard, City Clerk Last Updated jmi niT 2019 P_0W€R10 NATUREI Page 227 of 430 Stfikethfoughs to be removed Underlines to be added Exhibit A The South Half of the Northwest Quarter; the Southwest Quarter of the Northeast Quarter; the North Half of the Southwest Quarter; the Southwest Quarter of the Southeast Quarter; and the Northwest Quarter of the Southeast Quarter; excepting from the forgoing description the following described Parcel 1 and Parcel 2; but adding to the forgoing description an easement over the Easement Parcel, described below: Parcel 1: The East 660 feet of the South 660 feet of the North 936 feet of the Northwest Quarter of the Southeast Quarter of said Section 36. Parcel 2: The West 825 feet of the North 550 feet of the South 600 feet of the Southwest Quarter of the Southeast Quarter; together with that part of the East 75 feet of the Southeast Quarter of the Southwest Quarter lying South of the Westerly extension of the North line of said South 600 feet of the Southwest Quarter of the Southeast Quarter; all being part of Section .36, Township 33, Range 26. Last Updated jmini = 2019 P_0W€R10 NATUREJ Page 228 of 430 Stfikethfoughs to be removed Underlines to be added Exhibit B 1. A PUD agreement shall be approved by the City Council prior to recording the Zone Change. Last Updated jmini = 2019 P_0W€R10 NATUREJ Page 229 of 430 City of Elk River Ordinance 24 - Sfr4kefkfaug4s to be removed Underlines to be added An Ordinance Amending Chapter, 30, Division 9, Other Nonoverlay Districts, of the City of Elk River, Minnesota, City Code The City Council of the City of Elk River does hereby ordain as follows: SECTION 1. That Chapter 30, Division 9, Other Nonoverlay Districts, of the City of Elk River Code of Ordinances shall be amended to add the following Subdivision and Section: Subdivision III. Approved Planned Unit Development Districts Section 30-1600. — Bradford Park PUD (a) Legal Description. The following described property located within the City of Elk River, Sherburne County, Minnesota is hereby zoned PUD, Planned Unit Development: The following property located in Section 36, Township 33, Range 26, Sherburne County, Minnesota: The South Half of the Northwest Quarter; the Southwest Quarter of the Northeast Quarter; the North Half of the Southwest Quarter; the Southeast Quarter of the Southwest Quarter; the Southwest Quarter of the Southeast Quarter; and the Northwest Quarter of the Southeast Quarter; excepting from the forgoing description the following described Parcel 1 and Parcel 2; but adding to the forgoing description an easement over the Easement Parcel, described below: Parcel 1: The East 660 feet of the South 660 feet of the North 936 feet of the Northwest Quarter of the Southeast Quarter of said Section 36. Parcel 2: The West 825 feet of the North 550 feet of the South 600 feet of the Southwest Quarter of the Southeast Quarter; together with that part of the East 75 feet of the Southeast Quarter of the Southwest Quarter lying South of the Westerly extension of the North line of said South 600 feet of the Southwest Quarter of the Southeast Quarter; all being part of Section 36, Township 33, Range 26; (b) PUD Development Standards. The property shall be subject to the following standards. Last Updated January 2023 P O r E R E 0 0 r AWRE Page 230 of 430 to be removed Underlines to be added (1) Uses a. Permitted Uses 1. Residential, single family 2. Residential facilities (one to six persons). 3. State licensed residential facilities or a housing with services establishment registered under chapter 144D serving six or fewer persons, a licensed day care facility serving 12 or fewer persons, and a group family day care facility licensed under Minnesota Rules, parts 9502.0315 to 9502.0445 to serve 14 or fewer children shall be considered a permitted single family residential use of property for the purposes of zoning, except that a residential facility whose primary purpose is to treat juveniles who have violated criminal statutes relating to sex offenses or have been adjudicated delinduent on the basis of conduct in violation of criminal statutes relating to sex offenses shall not be considered a permitted use. b. Accessory Uses 1. Accessory dwelling units 2. Residential occupations. 3. Structures, accessory. 4. Towers (less than 60 feet in height 5. Sims (as permitted in section 30-851 et sea.). c. Conditional Uses 1. Kennels, private (2) Lot Size a. The PUD permits lot sizes as follows: LgLType Unit Count Minimum Minimum Typical Lot Area Lot Width Lot De th Nlin. 55' Single -Family Lots 112 55' - 0" 130' - 0" 7,150 SF Min. 65' Sin le-Famil Lots 202 65' - 0" 130' - 0" 8,450 SF (3) Setbacks a. Single Family Lots 1. Primary Structures Front Setback 25' - 0" Side Setback 7' - 6" Rear Setback 20' - 0" Corner Front Setback 20' - 0" Last Updated January 2023 PVUfEHEU 9Y NA URE Page 231 of 430 to be removed Underlines to be added 2. Accessory Structures Front Setback 25' - 0" Side Setback 5' - 0" Rear Setback 5' - 0" Corner Front Setback 20' - 0" 3. Accessory structures shall be limited to two -detached structures. 4. Total garage space (attached and detached) shall be limited to 1,200 SF. 5. All other setbacks shall be consistent with the relevant section of the city code. (4) Additional Design Standards: a. Driveways width is limited to 20' — 0" as measured at the front j2roperty line or the entire distance between the curb and sidewalk. b. Driveways must be setback 5'-0" from side r)roDerty lines. c. Internal monotony code 1. Adjacent homes shall not repeat the same facade design or l2rimary exterior color. 2. This standard also applies to the nearest three lots across the street. 3. The builder shall demonstrate compliance with this standard when the building permit is submitted. (5) Any standard not specifically described within this section shall remain consistent with the City of Elk River Code of Ordinances. (c) Development Plans. The PUD shall be developed in accordance with the following plans, as amended from time to time, on file at city hall. Plan A — Preliminary Plat of Bradford Park as approved by the Elk River City Council on July 17, 2023, and subject to all conditions of approval. Plan B — Bradford Park Phase 1 Construction Plans prepared by ISG and dated March 25, 2024. Last Updated January 2023 PVUfEHEU 9Y NA URE Page 232 of 430 to be removed Underlines to be added SECTION 4. That this ordinance shall take effect upon adoption and be published as provided by law. Passed and adopted by the City Council of the City of Elk River this 20th day of May, 2024. John J. Dietz, Mayor ATTEST: Tina Allard, City Clerk Last Updated January 2023 PVUfEHEU 9Y NA URE Page 233 of 430 Lennar's Bradford Park PUD Ordinance Page 234 of 430 y Map L • ,fir :� •� f �f wli�l�{{{tt �j' I �A � ��AA►� �litlltlt►� ti I I I � jr �,11,` Rom` •j •. 4 <,�`` t�ti :cif! lee - ..-`�—'*"1� �ir.� �/ r �� I 9�I1%��iHl� .■ . 1/S'� . i�AJGIJ��CJ coils OPOLS I T E ` mom �iT• � iNII'i L" ��. {t��, .t Ktra �¢Yt.• - MM WA as n r L�� Background ■ Establish an ordinance to regulate the Bradford Park PUD ■ Council approved establishment of the PUD district on July 17, 2023 ■ Under old process (CUP vs OA) ■ Proposal would codify under ordinance rather than PUD agreement — residential project will have long legacy. ■ Same standards as Council approved PUD/CUP ■ Single-family residential and supporting uses ■ Reduced lot sizes and setbacks. D-standard-szeIate d to home design Ot/ Of Ofk El woo.__. RiverPage 236 of 430 — — —--------- -- --- _•; y , k v �;�` rya � I e , \` , , • + ' '----------- �. - t'___ LEGEND ------ e...a i1'4T-rv'MA,p FF 17 tom, - .. j:.`... I i :; ............ . I.� SEf'. 3B. T'hP.99,RGE 26 SCALE IH FffT i , I r . ,. � S�ewm: Ltmq, ASmeead — — — ' :rye _ _ I�q c `. 4�00 ° Page 237 of 430 i.; , 12MG Planning Commission ■ PC held the public hearing on April 23 ■ No one spoke for or against ■ PC unanimously recommended approval Page 238 of 430 Action Requested ■ Adopt, by motion, the ordinance amendment as proposed. Page 239 of 430