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6.4. & 6.5. SR 02-19-2002Raver 13065 Orono Parkway Elk River, MN 55330 TO: FROM: DATE: SUBJECT: Item# 6.4. &.6.5. MEMORANDUM Mayor and City Council Scott Harlicker, Senior Plann February 19, 2002 I. Case No. Zc02-0 I Request by STC, Inc. for a Rezoning from Rid, Single Family Residential to R3 Townhouse District 2. Case No. P 02-01 Request by STC, Inc. for Preliminary Plat Approval - Trott Brook Crossing Addition Request Consider a request by STC, Inc. for a rezoning from Rld (Single Family Residential) to R3 (Townhome District) and a preliminary plat. The preliminary plat includes 21 single family lots and 82 townhouse lots (103 total lots) on 32 acres. Location The property is located on the east side of Twin Lakes Road at the intersection with Industrial Circle. Zoning/Land Use Rld (Single Family Residential) / MR (Medium Density Residential) Attachments Location map Memo from the City Engineer Preliminary Plat Preliminary development plans Building elevations and floor plans Parking plan Open space calculations Letter from Bob Van Den Berg Phone: 763.441.7420 Fax: 763.441.7425 www. ci.elk-river, mn.us Existing Conditions The 32 acre parcel is located on the east side of Twin Lakes Road at the intersection with Industrial Circle. The property is mostly wooded and hilly. The northwest corner of the parcel was mined to provide fill for the HomeDepot?Walmart development. There is a gas line easement along the west property line and two power line easements, one on the north property line and one along the south property line. Adjacent land uses include a single family residence and Hillside Park to the east, Trott Brook Farms South development to the north, undeveloped single family residential property to the south and the East Elk River Business Park and Twin Lakes Road to the west. Project Description The proposed project is a mix of 82 townhouses and 21 single family residences on 32 acres. The townhouses are a mix of 28 rambler style townhomes and 54 condominium units in buildings with 6 or 8 units in each. Four public streets are proposed. Street B will connect with Trott Brook Farms South and intersect with Street C. It will provide access, via private streets, to some of the condominium units. Street C will also connect with Trott Brook Farms South and extend through the single family portion of the project to the southern boundary of the project. It will extend into the property to the south when that property is developed. Street D is a cul de sac servicing the 28 rambler style townhouses. Street E provides access into the project from Twin Lakes Road. It will also provide access, via private streets, to some of the condominium units. Individual driveways will service the rambler style units and private drives will service the condominium units. Analysis Rezoning Request The applicant is requesting a rezoning from Rld (Single Family Residential) to R3 (Townhome District) in order to allow this mixed residential project. The underlying land use designation for this property is MR (Medium Density Residential), which would allow up to 7.92 units per acre. The proposed project has a net density of about 3.86 units per acre, which is consistent with the underlying land use designation of Medium Density Residential. The Planning Commission, during previous discussions, has expressed some concern regarding concentrating townhouse developments in a specific area. With the development of Trott Brook Farms, Trott Brook Farms South and this development there will be 348 townhouse units located along a 2/3 of a mile section of Twin Lakes Road. The units in all three developments will be the same design, (mix of back-to-back units and rambler units). Preliminary Plat The preliminary plat consists of 103 dwelling lots, 21 single family lots, 28 rambler style townhomes and 54 condominiums. There are also 2 common lots. The single family lots are located on the eastern side of the plat, adjacent to Hillside Park; the rambler style townhomes are located in the southwest corner of the plat and the condominiums are located in the northwest corner of the plat. Dimensional Requirements The single family lots comply with the dimensional requirements of the R3 zoning district. They all exceed the 80 foot lot width requirement and the minimum lot size of 12,000 square feet. The lots are designed so that future homes will be able to comply with the setback requirements. The lots in the townhouse portion of the project also comply with the dimensional requirements of the R3 zoning district. Grading, Drainage and Utilities Grading, drainage and utility issues are addressed in the City engineer's memo. Access Street E will be the only direct access into the development from Twin Lakes Road. Streets B and C will extend south from Trott Brook Farms South. Street B will intersect with Street C in the middle of the development and Street C will continue through the project to the south boundary of the plat. Staff is concerned about the proposed location where Street C connects with the southern boundary of the plat and how it will be extended into the Brown property. There is a large hill on the Brown property and it appears that the street will run into the side of it. The location where Street C is to connect with the Brown property may have to be adjusted. Park and Recreation The Park and Recreation Commission recommended cash to meet the park dedication requirements. They also recommended that the developer provide a trial corridor along the north boundary of the plat for a connection to Hillside Park. The corridor would be adjacent to Outlot B, Trott Brook South and the developer would be responsible for constructing the trail. Sidewalks will be required along at least one side of all public streets. Historic Preservation The Historic Preservation Commission reviewed the project and did not recommend any action be taken. Landscaping/Tree Preservation A general landscaping plan has been provided. The Subdivision Regulations, Section 1008, requires 2 trees per lot, one boulevard tree and one front yard tree. The proposed plat consists of 103 lots; therefore, 206 trees are required. The landscape plan includes 154 street/yard trees. Detailed landscape plans for the area around the units will be required. The site is wooded except for the area that was mined and the area included in the gas and powerline easements. There is to be a small clump of trees to be preserved between the powerline easment and a drainage pond in the northwest corner of the site and second clump in the center of the project adjacent to a wetland. If the developer would like credit for large trees saved on site, a detailed tree inventory needs to be completed prior to credit being given. Townhouse Development The open space requirement for this project is 5% of the net buildable area ( 1.33 acres or 58,131 sf.). The open space calculations submitted by the applicant shows 102,400 sf or 2.35 acres of open space. This does not include the area within the gas line easement. The open space areas range in size from 3,400 sf. to 28,700 sf. Most of the identified open space areas are located within the front setback areas along the streets. The two largest areas (28,700 sf and 22,800 sf.) are located between the gas line and Twin Lakes Road. The proposed open space is fragmented, scattered and in the case of the two largest areas, is on a hill and abutting a major arterial street. The proposed open space complies with the ordinance. Parking As proposed, each townhouse unit will be provided with 1 parking space per bedroom. Each unit's garage and driveway can provide parking to meet the resident parking requirement. Guest parking is required at ~ space per unit (56 spaces). There are 19 spaces provided in separate parking areas near the condominium units. Additional guest parking is provided in the driveways and along public streets. There is sufficient guest parking provided to meet the requirements. Parking will not be allowed on the private drives serving the condominium units. Townhouse Design Condominiums The condominium units are the same style and material as those proposed for Trott Brook Farms South. The developer will be providing a different mix of colors for these units. The units meet the minimum width requirements of 24 and 28 feet. The end units are 37 feet wide and inside units are 33 feet wide. The garages meet the minimum size requirements. The developer is offering two options for the building elevations. The proposed elevation presented to the Commission (option A) consists of a mix of brick, stucco and vinyl siding on the front. The side elevation is vinyl lap siding on the lower portion and the area within the peak is vinyl shingle style siding. In response to the Commission's comment that the side elevation should consist of different materials, the developer included option B in which the side elevations consist of two materials, brick and vinyl. Option B also included changes to the front elevations making the lower portion entirely brick instead of a mix of brick and stucco and changing the upper floor from stucco to vinyl. Staff feels that both options comply with the ordinance but that option A is preferred. Rambler Style The rambler units are also the same style, material and color as those proposed for Trott Brook Farms South. The units meet the minimum width requirements of 24 feet and 28 feet. The units are 32 feet wide. The garages meet the minimum size requirements. The front elevation consists of stucco and brick. The rear elevations are about 1/3 brick, 2/3 vinyl lap siding with decks. The building elevations comply with the ordinance. Planning Commission Meeting At the Planning Commission meeting held on January 29th no one spoke at the public hearing. The issue of private drives was discussed. Private drives are not clearly defined in the ordinance. However, there are specific design criteria that private drives must meet, and the drives shown on the plan meet those criteria. The Commission and staff feel that drives servicing the back-to-back units are private drives and not shared driveways. The shared access to the garages are shared driveways. A 30 foot setback from the curb is required for private drives and the plan as proposed does not meet this requirement. The developer argued that the entire drive from the public street to the garages is a shared driveway and not subject to any setback requirement. The Commission talked about why the 30' setback was included in the ordinance. Two reasons came up, to provide open space between buildings and to provide room in the driveway for off street parking. The Commission included a condition in their recommendation that all townhouses meet the 30 foot setback requirement. In response to the Commission's comments, the developer is proposing a 25 foot setback which would be adequate space to park one car in the driveway. Included in the packet is a diagram submitted by the developer showing how cars would fit in the driveway at 22', 25' and 30' setbacks. The Commission also discussed the rear building elevations of rambler townhouses. They felt that the decks did not provide the required relief on the rear elevations. The developer has revised the rear elevations to provide the needed relief. The location where Street C meets the south boundary of the plat was discussed. The Commission included a condition in their recommendation that the developer work with the City Engineer on an appropriate location for Street C to exit the plat. Recommendation The Planning Commission recommended that the City Council approve the request for a zone change from Rld (Single Family Residential) to R3 (Townhouse District) with the following findings: I. THE REQUEST IS CONSISTENT WITH THE LAND USE PLAN. 2. THE REQUEST WILL NOT ADVERSELY IMPACT ADJACENT PROPERTY OWNERS OR LAND USES. The Planning Commission recommended that the City Council approve the preliminary plat with the following conditions: I. ALL COMMENTS OF THE CITY ENGINEER SHALL BE ADDRESSED. e THE DEVELOPER SHALL ENTER INTO A DEVELOPER'S AGREEMENT OUTLINING THE TERMS AND CONDITIONS OF THE DEVELOPMENT. 3. THAT THE MAILBOXES SHALL BE CLUSTERED. 4. A SEALCOAT FEE IN THE AMOUNT DETERMINED BY THE CITY BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. AN ENGINEERING ESCROW IN THE AMOUNT DETERMINED BY THE CITY BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. PARK DEDICATION FEES IN THE AMOUNT DETERMINED BY THE CITY BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. 5 STORM WATER MANAGEMENT FEES IN THE AMOUNT DETERMINED BY THE CITY BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. Be WATER ACCESSIBILITY FEES IN THE AMOUNT DETERMINED BY THE CITY BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. 9. THE DEVELOPER SHALL PROVIDE AT LETTER OF CREDIT FOR 100% OF THE COST OF THE IMPROVEMENTS. I 0.A WARRANTY BOND SHALL BE PROVIDED AFTER THE IMPROVEMENTS ARE ACCEPTED BY THE CITY AND SHALL BE HELD FOR ONE YEAR. I I.SlDEWALKS SHALL BE PROVIDED ON ONE SIDE OF STREETS B, C, D AND E. 12. A TRAIL EASEMENT SHALL BE PROVIDED TO HILLSIDE CITY PARK ALONG THE NORTH PROPERTY LINE FROM STREET C. 13.A DETAILED LANDSCAPE PLAN FOR THE CONDOMINIUM AND TOWNHOME DWELLING UNITS SHALL BE PROVIDED. 14. A HOMEONWERS ASSOCIATION SHALL BE ESTABLISHED FOR THE MAINTENANCE OF THE COMMON AREAS INCLUDING THE EMERGENCY ACCESS TO TWIN LAKES ROAD. A COPY OF THE DOCUMENTS AND BUDGET SHALL BE PROVIDED TO STAFF. 15.THE DEVELOPER SHALL CONSTRUCT THE TRAIL FROM STREET C TO HILLSIDE PARK 16. THE DEVELOPER SHALL WORK WITH THE CITY ENGINEER ON THE APPROPRIATE LOCATION WHERE STREET C MEETS WITH THE PROPERTY TO THE SOUTH (THE BROWN PROPERTY) 17. THE TOWNHOMES SHALL BE SETBACK A MINIMUM OF 30 FEET FROM THE BACK OF THE CURBLINE OF ALL PRIVATE DRIVES. 18. THE LANDSCAPE PLAN WILL HAVE TO COMPLY WITH THE LANDSCAPING REQUIRED IN SECTION 1008 OF THE ELK RIVER CITY CODE. A DETAILED LANDSCAPE PLAN FOR AROUND THE UNITS WILL BE REQUIRED. 19. ANY TREES OFF SITE OR ON SITE, NEAR THE LIMIT OF GRADING THAT ARE TO BE PRESERVED, SHALL BE FENCED WITH A SNOW FENCE AT THE DRIP LINE TO PREVENT GRADING, COMPACTION, OR STORAGE OF EQUIPMENT, DEBRIS OR MATERIALS. STAFF SHALL INSPECT FENCING PRIOR TO GRADING COMMENCING. 20. THE COACH TOWNHOMES SHALL HAVE A 32" BREAK IN THE REAR ELEVATION. THE DECK IS NOT CONSIDERED A BREAK IN THE ELEVATION. BoO2 175TH Site HILLSIDE - CITY PARK 174TH 173RD 172ND Case Number: Location Map Case P 02-01 N oward January 21, 2002 File: 816720J-0240 Green Company Mr. Scott Hadicker Senior Planner City of Elk River 13065 Orono Parkway P.O. Box 490 Elk River, MN 55330-0490 RE: TROTT BROOK CROSSING ADDITION SITE PLAN REVIEW Dear Mr. Harlicker: As requested, we have reviewed the submittal package for Trott Brook Crossing Addition. The submittal package was prepared by Westwood Professional Services and included a 7-page set of plans. The plan set included existing conditions; preliminary plat; grading, drainage, and erosion control plan; centerline profiles; preliminary utility plan; and preliminary landscape plan. Also included in the submittal package were drainage calculations which encompass both Trott Brook Farms South and Trott Brook Crossing. Based on our review, comments received at the staff review meeting, and a meeting with the Developer and their engineer, we would offer the following comments: A. PRELIMINARY PLAT The preliminary plat does not accurately reflect the previous taking from this property for the Tyler Street right-of-way. This needs to be corrected. The Developer indicated they were negotiating for the acquisition of Outlot A of Elk River Business Park, which is on the east side of Tyler Street adjacent to their property. The preliminary plat should reflect this parcel of land also if it is to be attached to this plat. B. SITE PLAN The exception to this plat is owned by Mr. Bob Vandenberg. A ghost plat of how this property could be subdivided in the future should be shown on the site plan. Mr. Vandenberg's property currently has its access through Hillside Park northerly up to CSAH 12. An attempt should be made to realign Mr. Vandenberg's ddveway to meet the City street in Trott Brook Crossing and to vacate the driveway easement he has through Hillside Park. Unit 27 of the townhomes encroaches into the existing power line easement. There is a note that indicates the Developer is negotiating to have the easement width reduced. We believe that this is not likely to happen; therefore, the buildings should be realigned to eliminate the encroachment. Ltr 1-21-02 Harlicker. rev 1326 Energy Park Drive · St. Paul, MN 55108 · 651/644-4389 fax 851/644-9446 toll free 888/368-4389 Mr. Scott Hadicker January 21, 2002 Page Two There is only one access from the proposed plat onto Tyler Street. That is at the northern portion of the development. The access point lines up with the no,bern access from Elk River Business Park. Left turn lanes for turning vehicles into Trott Brook Crossing are established at this point. The southerly access from Elk River Business Park also has left turn lanes established for access into Trott Brook Crossing. However, the Developer has indicated that the gas line easement and the elevation of Tyler Street make it impossible to have a road connection at this point. Therefore, the Developer has shown an emergency access from the cul-de-sac to Tyler Street. This must be paved to a width of 10 feet so that it can act as a pedestrian trail. We will work with the Developer's engineer to design an emergency access that is suitable for the largest emergency vehicles that may need to use it. At a minimum, the width needed for emergency vehicles is 20 feet. The left turn lane on Tyler Street at this southerly access point will need to be removed by this development. The townhome ordinance requires a 30-foot setback from the curb line on private ddves to the buildings. The 8-plexes at the northwest corner of this development do not currently meet this setback. The building arrangements will need to be adjusted to maintain a minimum of 30 feet from the curb line on the pdvate ddves to the buildings. GRADING, DRAINAGE, AND EROSION CONTROL PLAN · Where Street C hits the south plat boundary as it would enter into the Brown property further to the south, it appears to be at a poor Iocatiom From the little bit of topography shown, it appears that the street location will fall on the side of a hill located on the Brown property. Additional information needs to be provided to definitively show that this street location will not cause development problems on the Brown property. If it will cause development difficulty on the Brown property, the location where Street C hits the south plat boundary needs to be modified. · Additional storm sewer structures need to be placed in Street E to catch runoff from the 8-plexes pdor to discharging into Street E. It appears the proposed storm sewer route can be adjusted to hit Street E with appropriately placed catch basins. · We question whether or not a permit from the gas company can be obtained for the storm sewer line from Street D to Street E. The storm sewer line is shown on the gas line easement boundary. Therefore, construction of this line would require digging in the gas line easement parallel to the gas line. · It appears that the ddveway for Unit 11 and for 8-plex building #2 are somewhat flat. These two areas should be looked at and building elevations adjusted as appropriate. · There are a number of areas where cross-lot drainage will not follow the prescribed drainage and utility easements. In these cases, additional drainage and utility easements will need to be provided to accommodate these drainage patterns. Ltr 1-21-02 Harlicker.rev Howard R, Green Gompany CONSULTING ENGINEERS Mr. Scott Hadicker January 21,2002 Page Three · The emergency overflow and high water elevations need to be included on the plan to vedfy the elevation of the buildings. · At the southeast comer of the plat, there are two areas where storm sewer pipe extends out into the rear lot areas to pick up Iow points. We question whether or not these storm sewer extensions are necessary. Closer examination of the natural topography in these areas should take place to verify whether or not storm sewer ,is necessary to pick up these isolated drainage areas. · There is grading shown on the exception to the plat all along the frontage of Street C. Permission from the owner of the exception will be necessary before the grading plan can be approved. · A temporary cul-de-sac meeting the City dimensions will need to be constructed at the south end of Street C. If the Developer is unable to get an easement from the Brown property to construct a temporary cul-de-sac, one of the lots in this location may become unbuildable to facilitate the cul-de-sac construction. · When the grading plan is resubmitted with the above changes and/or corrections, it should be submitted at a 50 scale. PRELIMINARY UTILITY PLAN · The dead-end watermain proposed in Street D and Street E needs to be looped together to eliminate the dead-ends and to facilitate a higher fire flow in these areas. Sanitary sewer and water services should be shown at the appropriate locations for serving future lots to be developed in the exception. Also, an extension of the mainline water and sewer, if appropriate, needs to be shown into the exception. We are reviewing the ERMU's water model to determine an appropriate routing and sizing for a trunk watermain through this development. We will provide this information as soon as it is available. This development will be provided a trunk credit for any trunk sized watermain required above 8-inch. STORM DRAINAGE CALCULATIONS · A review of the storm drainage calculations submitted indicates that the calculations are for Trott Brook Farms South and Trott Brook Crossing. When the two plats are looked at for storm drainage purposes together, the drainage calculations are acceptable. Essentially, the drainage calculations are requiring Trott Brook Crossing to retain more of its drainage so that Trott Brook Farms South can discharge at a slightly higher rate than proposed. At some point, the Developers of Trott Brook Crossing will need to submit in wdting that they are agreeable to restricting the discharge from their site to a lower level so that Trott Brook Farms South can discharge at a higher rate. Ltr 1-21-02 Harticker.rev Howard R, Green Company CONSULTING ENGINEERS Mr. Scott Harlicker January 21, 2002 Page Four If you have any questions regarding these items, please call. Sincerely, Howard R. Green Company Terry J. l~laurer, P.E. TJM:tw Ltr 1-21-02 Hadicker.rev Howard R. Green Oompany CONSULTING ENGINEERS e2001 Westwood Professional Services. Inc. 1110 Westwood Professional Services, Inc. 7599 Anagram Drive Eden Pr airie, MN 5534a Phone: 952~337-5150 Fax: 952]937-5822 .% 1313' :J / i Rld Undeveloped 128OE Ii..",,: O~n spa~e._.,x-, i,.,,,,.,x,,, ~" '~ ........... .... / // ?/: L 128OE Legend Coil 48 Hours before digging: GOPHER STATE ONE CALL Twin City Area 651--454-0002 Mn. Toll Free 1-800-252-1166 Soil Types MAP UNIT SOIL NOT FOR CONSTRUCTION S.T.C./ Fischer 0 100' 200' 300' P-lO 20011101 r~ 12/21/01 s~ I o~ 7 Existing Conditions Plan e2001 Wes[wood Prolessionot Services. Inc. Westwood Professional Services, Inc. 7599 Anagram DAve Eden Prairie, MN S5344 Phone: 952J937-$150 Fax: 952J~37-5822 ~O*J'TLoT~B ? \ Typical Single Family Lot: NO -- The lot dimensions and DreGs on this plan ore approximate. Refer to the Final Plot and supporting data for exact lot dimensions o~eas. - Easements other than t)~plcals are noted the plan. F 10' REAR UTIUTY EASEMENT (TYP.) I i 5. o~--~ ~-- SlOE YARD ORAINAGE I I I I UI~LIFY EASEMENT 5. Od I~_ 21 II LOT NUMBER IL I rO.O~ ~ DRAINAGE & UTIU~ I I I I I EASEMENT ~ tO.O' ~ S~REET Shade Tree Construction 18530 UI~ Existing Legal: Call 48 H~urs before digging: GOPHER STATE ONE CALL Twin City Area 651-454-0002 Mn. foil Free 1-800--252-1166 The Southeast Ouorter of the Northwest Ouorter of Section 2. Township J2 North. Range 26 West. Sherburne Counly. Minnesota. except that part thereof described as follows: Commencing at the Northeast corner of said Southeast Ouqrter of the Northwest Ouorter; thence on on assumed beqrlng of South t degree 17 minutes t3 seconds West, alonq the East line thereof, ~ distance of ~0.~4 feet lo the actual point Of begmning of the lo~d to be describe~' thence N~th 88 degrees 42 mlnules 47 seconds West o distance of 272.86 feeC thence Southwesterly o distance of 6Z79 feet alonq a nont~genUql curve concave to the Northwest having o radius of ~0.00 feet. a central angle of I~ degrees 46 minutes 12 sec~ds and the chord of said cur~ bears South 58 degrees t7 minutes 28 seconds WesC thence Southwesterly and Southerly a distance of 406. I2 feet ai~g o reverse curve concave to the Southeast hadn~ radius of ~70.00 feet. a central angle of 62 degrees 5~ minutes 21 set,ds and the chord of said curve bears South ~2 degrees 4~ minute~ sec~ds WesC thence South I degree 17 minutes I~ sec~ds West, tangent lo said cur~. o d/stance of ~52.65 feet: thence Eouthed~ Southeasterly and Easterly o distance of 269,78 feet along a tongenUal curve concave (o the N~theost hodng q radius of 170.00 feet and o central angle of 90 degrees 55 minutes ~6 seconds; thence South 89 degrees ~8 minutes 2~ seconds East. tangent to sold curve, o distance of ~IL57 feet; thence Easterly and Southeasterly a distance of 69.74 feet along a tangent/o/ cur~ c~co~ ~o the Southwest having o radius of I05.00 feet and o central on~le of 38 deqrees 03 minutes 15 seconds; thence North 38 degree~ 24 minutes 52 seconds EosL not tangent to said cur~. o distance of 21&84 feet; thence South 89 de~ees ~8 minutes 2~ seconds East q distance of 49.54 feet the East llne of sold Southeast Quarter of the Northwest ~orter; thence N~th I degree 17 m/nu~es t~ seconds East. dong said East line. o distance of 5~.02 feet ~o the point of beginning. Development Data Lot Areas (Single Family) - Side Yard Setback (S/F) 5/I0 ft. (5 ft. garage s/de) Vicinit7 Map -.:',/ .... $ NOT FOR CONSTRUCTION S.T.C./ Fischer 100' 200' 300' 12/21/01 s~ee 2 or 7 Preliminary Plat '1 Westwood Professional Services, EMERGENCY ]ECC S (PER CITY PROPOSED TROTT BROOK FARMS 8OUTH \ \ J CO~IaoNtLOT 3 ( \ \ GAS PiPE /-, Wetlondl LINE EASEMENT '~ . / COMMON LOT 32 ^ _.d LOT 32 · EXISTING 50' OVER HEAD POWER EASEMENT TO PROVIDE PRIVATE SERVICE TO PROPERTIES TO EAST. THE DEVELOPER TO NEGOTIATE REDUCTION IN EASEMENT WIDTH. 4 EXISTING 50' OVER HEAD POWER LINE EASEMENT L 5 ;XlSTING OVER HEAD POWER LiNE EASEMENT 4 .30' SETBACK Fhone: g52~37-5150 Fax: 952~37-S822 Shade Tree Construction 18530 Uly~es St. NI~ Coil 4~ Hours before digging: GOPHER STATE ONE CAll Twin City Area 651-454-OO02 Mn. Toll Free I-8OO-252-1166 DEVELOPMENT DATA Total Site Area: 32.20 Acres - Public R-O-W: Tyler Street 0;36 Acres - Public R-O-W: Stets B, C, D & E 5.15 Acres - Wetland~ Z07 Acre~ Developable At'em 26.69 Acres Total Uni~: 103 Units - Single Family:, 21 Lots - Villa Townhome~ 54 Units - Coach Townhome~ 28 Units Development Density:. 3.86 Units/Acre LOT AREA (AVERAGES) Average S.F. Lot Area: 17,7'72 S.F. Average Villa Townhome Lot Area: 1,493 Average Coach Townhome LOt Area: 3,816 S.F. SINGLE FAM1LY LOT STANDARDS LOt Width 80 Feet Min. Front Yard Setback 30 Feet Side Yard S~tback 5/10: 3,5 ft. Total Typical Single Family Lot: F JO' REAR YARD 5ET~ACK 1o' ~ SIDE YARD SETBACK TO L/kING AREA h SIDE (NON LIVING AREA) L Jo' STREET X NOT FOR CONSTRUCTION S.T.C./ Fischer 100' 200' 500' P-10 20Ol1101.00 20011101SPPl.DW~ 12/21/01 sh~ 3 o~ 7 Site Plan 02001 Westwood Professional Services, ~nc. Call 48 Hours before digging: GOPHER STATE ONE CALL ., i ih ,,,',~ ----- 2 , meE PROTE~noh ',, '" '" ~ FENCE (TYP.) '-.' !~i \.g2a/ f J~j ~ //~ LOT CORNER ELEVATION ~ 2 2 ~ -- LOT NUMBER it t--DRAINAGE ARR°w m 916 0 ' WALKOUT/LOOKOUT GRADE // ']-.. I ELEVA.ON (,F APPUCABLE) wa ~ ~2~ ~iNi~U~ BASEMENT FLOOR I I ~ ~ j ~ ELEVA~ON J ~ / /J~ ~FRONT~AOCC~VA~O. E J~C~ LOT EXTRA STRENGTH FILTER FABRIC\ TY~E II -- ADD WIRE MESH BACKING ~(PE Ig -- ADO WIRE MESH . ~ AND HAY BALES wood POST ~o~ ~0'--0' &lAX. SPACING 6'--0" MAX. SPACING ~OUT ~RE SUPPORT FENCE 9" MAX. PONOING HEICHT r- /~ FILTER FABRIC. / RECOMMENDED STORAGE HEIGHT J-J// All'ACH SECURELY STEEL OR · I M TO UPSTRE~d n 36' HIGH MAX J j SIOIF Or POST_ WOOD POST RU~NOFF ~ RUNOFF ~° TRENCH 12" MI WITH COMPACTED STANDARD DETAIL TRENCH WITH NA~tVE~ BACKFILL ALTERNAIE DETAIL. TRENCH WI~I-I GRAVEL NOTE: 1.INSPECT AND REPAIR FENCE AFTER EACH STORM EVENT AND REMOVE SEDIMENT WHEN NECESSARY. 2. REMOVED SEDIMENT SHALL BE DEPOSITED TO AN AREA THAT WILL NOT CONTRIBUTE SEDIMENT OFF-SITE AND CAN BE PERMANENTI. Y STABlUZED. 3. SiLT FENCE SHALL BE PLACED ON ELOPE CONTOURS TO MAXIMIZE PONOINO EFFIOENCY. GENERAL GRADING & DRAINAC.4~ NOTES: J '~,'~V Westwood Professional Services, Inc. · v 7599 Anagram Ddve J l~pared fo~. Shade Tree Construction ~ ~theh Mbm~o~a ~ Twin City Area 651-454--OOO2 Mn. Toll Free 1-800-252--1t66 NOTE: ROCK CONSTRUCTION ENTRANCE SHOULD BE A MINIMUM HEIGHT OF 1.0' AND CONTAIN MAXIMUM SIDE: SLOPES OF 4:1. {ROCCOflSTRUC~ON J EHTR~IC~ j STORMWATER PONDING (PUBLIC VALUE CREDIT) W~TI_AND FIll WE Il. AND REPLACEMENT (Wetland Creotlon; New Wetl~d Credit) REGRADED WETLAND BUFFER AREAS SHALL BE SEEDED TO MN/OOT SEED MIX 15A MODIFIED. A NAT1VE GRASS-WILDFLO~R SEED MIX DEVELOPED FOR PRAIRIE REGIONS ~- SOIL BORING DENOTES i~,~e~ DENOTES SILT FENCE a~J~a~em~ DENOTES HEAVY DU'~' SILT FENCE m z~a ~ ~ DENOTES TREE PROTECTION FENCE -~ g~(.~---- DENOTES EXISTING CONTOURS ~g~o~ DENOTES PROf~0SED CONTOURS ~---.~,. -K3 DENOTES EXISTING STORM SEWER ~---i~--~ DENOTES PROPOSED STORM SEWER ,~-"-~.'"~ DENOTES EXlSllNG TREE UNE 0ENOTES APPROXIMA]E 1REE /~ REMOVAL UMITS · 8..~.3 DENOTES EXISTING SPOT ELEVATION 0ENOTES PROPOSED SPOT ELEVATION DENOTES BALE CHECKS AROUND CATCH BASINS DENOTES EMERGENCY OVERFLOW E.O.r. ELEVA]ION EROSION CONTROL NOTES: X NOT FOR CONSTRUCTION S.T.C.! Fischer I J O' 100' 200' 300' p-10 20011101 20OI11OICOF1.DWG 12/21/01 ~ 4 o~' 7 Grading, Drainage & Erosion Control Plan 02001 Westwood Professional Services. Inc. CaU ¢8 Hours before digging: GOPHER STATE ONE CALL R[=895,6 I CC~IONILOT 3 \ 4 COMMON LOT 32 3 4 RE=906.3 IDRO~ IE NE=896.3 IE=892.7 RE-904.6 RE=908.3 tE=898.3 LOT 32 i! Westwood Professional Services, Inc. "~T~'~' ~'~'~'-~' ~"~ - Eden Prairie. MN 553~4 Phone: 952~137-5150 Fax: 9S2/937-5822 F u.~ 12/21/01 ~ ~__ 17716 OLm_OT B 5 1 ! RE=921.3 4 RE-933.7 IE=925.7 GENERAL UT1LITY NQTE$: · ~E CONTRACTOR SHALL V~RIFY ALL E×IS~NC CONOI~ONS PRIOR TO CONS'~UCTION AND NOTIFY THE OWNER OF ANY OIFFI-~RENCES. · UNLESS OTHERWiSE NOTED. ALL MATERIALS, CONST. TECHNIQUES ANO TESTING SHAU_ CONFORM TO TI~E 1988 ED. OF' ll-IE "STANDARD UTIUTIES SPECIFICATIONS FOR WATER MAIN AND SERVICE LINE INSTALLAllON ANO SANITARY SEWER AND STORM SEWER INSTALLAllON BY THE CITY ENCINEERINC ASSOCIATION OF MINN." ANO TO TIdE "STANDARD SPECIFICAllON FOR HICHWAY CONSTI~UCllON' MINN. DEPT. OF TRANS.. JUNE 9.1988 INCLUDING THE CURRENT ADDENDUM. THE CONTRACTOR SHALL BE REQUIRED TO FOLLOW ALL PROCEDURES AS OUTLINED BY THE LOCAL AGENCY. · TI-IR CONTRACTOR SHALL RECEIVE THE NECESSARY PERMITS FOR ALL WORK OUTSIDE OF THE PROPERTY UMITS. · SEE ARCH. PLAN FOR EXACT BLDG. LOCATION. SEE: SiTE PLAN FOR LAYOUT DIMENSIONS. SERVICE ENTRY LOCATIONS TO BE COOROINATED WtTH THE ARCHITECT. · VERIFY EXISTiNG INVERT LOC. & ELEV. PRIOR TO BEGINNING CONSTRUCTION. · THE WATER SERVICE SHALL BE INSTALLED WITH A MIN. OF 7.5 FT. OF COVER. THE CONTRACTOR SHALL VERIFY THE CITY AS-BUILT CONSTRUCTION PLANS TO CHECK LOCATION AND MAlaRIAL TYPE. · ALL STORM SEWER PiPE SHALL BE CLASS 5 UNLESS OTIqERWISE NOTED. · THE CONTRACTOR SHALL CONTACT 'GOPHER STATE ONE CALL' FOR FOR UllUTY LOCAllONS PRIOR TO UTIUTY INSTALLATION. TYPICAL VILLAS UTILITY SERVICE I.AYOUT 6" PVC SAN, SERVICE W/CLEAN OUT LEGEND EXISllNG PROPOSED SANITARY SEWER -- ~ -- SANITARY SEWE:R -- · .... WATER ..... HYO. W/VALVE STORM SEWER -- DRAIN TILE ----~---- NOT FOR CONSTRUCTION $.T.C./ Fischer Twin City Area 651-454-0007 Mn. Toll Free 1-800-252-1166 I J O' tO0' 200' 300' r~= 12/2'1/01 s~ 6 o~ 7 Preliminary Utility Plan 02001 Westwood Professional Services. Inc. West'wood Professional Services, Inc. 7599 Anagram Drive Eden Prairie, MN 553~4 Phone: 952J937-5150 Fax: 95~J937-5822 12/21/01 ~ ~ ~64,54 J~ \ \ Plant Schedule QTY. SYMBOL OVERSTORY DECIDUOJS 154 ~ COMMON,/8OTANICAL NAME SIZE Hockberry/Celtis occideflta~is 2" BB Common ~lorrdess Ho~le~locust/Gleditsia triconthos var, inetrnis 2' B8 Red 5pie~dor Crab / Malus · 'Red Splendor' 1.S' 88 Preserved Existing Trees NOT[:OUm, m~ES ON I~N SUPERSEDE UST OUANTHIES iN EVENT O~ OISCR~-PANCY. Planting Notes Landscape contractor shall vfsit siteprior to submitting bid to become completely famitiar with the site conditions. It is the responsibility of the ca~tractor to identify all underground cables, conduits, wires, etc. oel the Foperty. remo~-d after 5/I. Shade Tree Construction 18530 Ui)mm~ St. NE East Bethel, Minnesota 55011 Landscape Call 4-8 Hours before digging: GOPHER STATE ONE CALL Twin City Area 651-¢54-0002 Mn. Toll Free 1-800-252-1166 Requirements EEOUIEEO (6355,18/40 ~ 158 trees) Trees o~ site:(100~) Overst~'y: (50~) Ornamental: Coniferous! PRO'~IOEO Trees o~ site: 158 8O 59 59 252 154 59 59 Overstory Tree Detail ,Evergreen Detail NOT FOR CONSTRUCTION S.T.C./ Fischer Elk Rive~, Mtnn~ i ~.~ 12/21101 a~ Preliminary Landscape Plan 100' 200' 300' 02/13/02 13:47 FAX 952 937 5822 WESTWOOD PROF. SERVICES ~004 Westwood Professional 7599 Anagram Drive Eden Prairie, MN 55344 \ Phone: 612/937-5150 Fax: 612(937- Trott Brook Crossing 30' Driveway .O2/13/02 O' 15' 30' 60' CEF F.'Drow\Projects\20011101 \20011101PLA T{25',).DWG 02/13/02 13:47 FAX 952 937 5822 WESTWOOD PROF. SERVICES ~003 7599 Anagram Eden Prairie Phone: 612/937-5150 mai Services, Inc. Trott Brook Crossing 25' Driveway Alternative j J '~}2/13/02 O' 15' CE? I:": Drow\Projects\£O011101 \20011101PLA T(25',).DWG ~-' Westwood Professmonai / ~ .' '~k'~ 759S Anagram Drive ' ' / //~ · Eden Prairie, MN 55344 · * / · · Phone: 612/937-5150 Fax: 613FJ31 Trott Brook Crossing 23' Driveway ~O2/13/O2 O' 15' ..tO' 60' CEF F'Oraw\Project$ \20011701 \20017101PLA T(25').DWG wood Professional Services, Inc. 31 STREET E COMMON LOT 32 LOT 32 COMMON LOT 4 3 4 4 4 5 2 3 2 Trott Brook 25' Driveway Crossing Alternative Westwood Professional Services, Inc. 7599 Anagram Drive Eden Prairie, MN 55344 Phone: 952/937-5150 Fax: 952~937-5822 Drown by: WH Job No: 20011101 p: ~20011101 \20011101PLA T.D WS ~IOE EL~EV~TION ~,/1~~ F~ONT ELEYATION'--~/I~'" · 1'-0" OPTION Z ~lgl= EL..i=¥ATJON 5/1~" · I'-0" oPT~o~ II II II tl V2' Mi. ~[NING. l f-o' )3'4r 4o ~ pAT'I~ &' N ~I¥IN~ FIRST FLO0~ PL,~N 3/1~," = 1'-.0" II II I I I I I I I I I I I t~IIT t 1 1 I I L_ FRONT E LIE~'ATIO N -- - REVISIONS (612) 452-2044 ..................... ~ rJzz-:lcc czz-z z z_-zcz zz722_- z_--z _--_-_.-_ z z_--z 2 c 2_-2z-- zzzz 2 ~ z c ~z-~ RIGHT ELEVATION ~ ~ ....... -ZZ2ZZ£ZZZZ--ZS-h ,~ LEFT ELEVATION 12' X 12' WOOP PgCK gIVIN~ ROOM PINING ROOM KItCHeN ~gROOM~2/ -SZZZZ~ .......... PAMIL. Y ROOM ~PR00M,b5 is'hr PAMIt. Y ROOM W1C /v~CH, b WALL ..................... :Il'dY 2P~00M~5 ' P,~IL.Y ROOM _. MEH, UN[XCAVA"I~D I t~AMIL-Y ROOM L /v~CH, 4' LE 2OXO~NC. BASEMENT PLAN "THE SAPPHIRE"' --WITH BASEMENT-- END UNIT ) I~PYR~HT D.L HORTON C~S'IOM HOME~, ~. ~2 ~ BASEMENT PLAN ''THC' ;'EARL'' ..~ --WITH BASEMENT-- BASEMENT PLAN '"THE PEARL'' --WITH BASEMENT-- C I:'- NTE R UNIT BASEMENT PLAN "TH E SAF::'PHI RE" --WITH BASEMENT-- UNI'T PlNIN5 ~OOM .... ~. ~P~00M~'2 / ~N Jt 12' × 12' W00¢ 2¥10 PINING LOOM (2) 9-1/2' M&51'¢ ~ I;~PR00M 12' × 12' W00P I~CK PINING ~PI~OOM~2 / ~ (2) 9-1/2' /Vv6'r¢ F, ~PR00M k~.51'gE KITCY~N '* WING ROOM PINING I~OOM ~PROOM'~ 2 f (.t) 2x~o 504 ~, FT. 526 5<2. FT, i~-ii i~ II'-O it/' 52' .ir 504 SQ, FT. io'-i i I/7 50~ SO. FT. (3) 2x10 !S77 FO. FLOOR PLAN "'THE SAPPHIRE" ,~kl-- WIT i BASEMENT-- END UNIT ALTERNATE BATH IP77 FO, fl; FLOOR PLAN --WITH BASEMENT-- OENTER UNIT ALTERNATE BATH IP77 FO. ff. FLOOR PLAN --WITH BASEMENT-- CENTER UNIT ALTERNATE BATH l~77 FO, FLOOR I~LAN "'THE: S ,~, F=:" I:::::> t--I I F~ --WITH BASEMENT-- END UNIT ALTERNATE BATH =2001 Westwood Professional Ser~ces. inc. ~B_O P o L%E_D LAT ~E 7599 Anagram D~ ~ ~ ~,..,.,..,..,5~. ~-:- ._ a e Tree ons~ction ~: 95~37-5150 F~ ~37.~ ~ ~ ~ ~ ~/~ ~ ~ ~ ~ Total Parking Stalls Total Stalls (105 Homes): 587 Garage: 206 Driveway:. 265 Private Orive/Bay~: 19 Street: g7 Total S/F Stalls (21 Homes): 172 Garage: 42 Driveway. 72 Street: 58 Total M/F Stalls (82 Homes): 415 Garage: 164. Driveway:. 19.3 Private Drive/Bay~: 19 Street: 39 (pkg./un.) 5.7 8.2 5.0 Garage Stalls: Driveway Stalls: Private Drive/Bays: Street Stalls: NOT FOR CONSTRUCTION S.T.C./ Fischer Call 48 Hours before ai99incj: GOPHER STATE ONE CALL Two City Area 651-454-0002 Mn. Toil Free 1-800-252-1t66 100' 200' 300' p-lo 2001110100 200Ill01PRKI.DWG 01/0'7/02 s~-,= 1 o~ 1, Prelim.inary Parking Plan 01/07/02 14:24 FAX 952 937 5822 WESTWOOD PROF. SERVICES ~002 ./0. /I. 6 01/07/02 I 14:24 FAX 952 937 5822 WESTWOOD PROF. SERVICES ~ 003 PROPOSED TROTT BROOK FARMB BOUTH P .A~ i COMMONILOT ~ ( \ \ \ GAS PIPE LINE EASEMENT +;3.81 COMMON LOT 32 LOT 32 po~.i 21:46 7634415176 JOHN WEICHT ASSOCSSO PAGE 02 January 29, 2002 Elk River City Council Elk River, MN 55330 Re: Plat 33.2 Acre Development First, I want to compliment the developer for adhering to the obligation to put the street adjacent to the perimeter of my 7.3 acre outlot and for bringing in the access between my future lots 4 and 5. Both of these were key points in defining the boundaries and future lot lay out of the outlot in 1998. These are covered by a put option with AVR Associates that do not expire until 2003. Another obligation which transfers is to cover the cost of propane in the event the natural gas is interrupted during construction. Second, I respectfully request that the ring of lots surrounding my 7.3 acre outlot be increased in size from approximately h to 1/3 acre, as originally zoned. The smaller lots would decrease the value of my lots which are intended for larger homes. Third, I would like to have utility stubs placed in such a manner to service the individual lots prior to street pavement and will pay for the extra customary costs involved. Fourth, I would like to have the curb and pavement extended into my cul de sac as shown, again at my cost. Fifth, a minor error, lot 3 is actually 2 lots. The additional lot line goes from the center of the cul de sac and bisects the northern boundary of lot 3. Thank you in advance for your consideration. I will contact you personally prior to the next council meeting. Regards, Bob Van Den Berg 10811 18!~ Ave NW Elk River, MN 55330 Ph. 763 441-6293 Cell 612 963-3718 cc. Dick Hoel, winthrop & Weinstine Liza Robson, AVR & Associates Ron Wald, Developer GOPHER STATE ONE CALL 6 7 3 Shade Tree Cons[ruction NOT FOR CONSTRUCTION Tro~ Brook Crossing Site Plan