Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My Public Portal
About
11-2006
Agenda Item No. PLANNING REPORT TO: Medina Planning Commission FROM: Kendra Lindahl, Landform, through Rose Lorsung, City Planner DATE: November 7, 2006 for the November 14, 2006 Planning Commission Meeting RE: Parkview Knoll. Preliminary Plat, Rezoning and Conditional Use Permit Amendment for Alpine Farms on property located at 2182 Homestead Trail (PIN 20-1198-23-14-0002) (Landform File No. MED06019) REVIEW DEADLINE: February 28, 2007 1. Application Request The applicant has requested approval of a preliminary plat to subdivide the existing 73.62-acre site to create two lots. The Alpine Farms commercial stable will remain on Lot 1 and Lot 2 will be sold for a future home site. Lot 1 is proposed to be 50.19 acres and Lot 2 is proposed to be 21.82 acres in size. No development is proposed on Lot 2 at this time. 2. Context Level of Discretion in Decision Making The City has a relatively high level of discretion in approving or denying a rezoning application. The proposed zoning for a property must be consistent with the City's Comprehensive Plan. If the proposed zoning is not consistent with the Comprehensive Plan, the City must deny the rezoning application. The Zoning Ordinance and Map are the enforcement tools used to implement the goals and standards set in the Comprehensive Plan. The City's discretion in approving or denying a preliminary plat is limited to whether or not the proposed plat meets the standards outlined in the Subdivision Regulations and Zoning Ordinance. If it meets these standards, the City must approve the preliminary plat. The City's discretion in approving or denying a conditional use permit amendment is limited to whether or not the change meets the standards outlined in the Zoning Ordinance. If it meets these standards, the City must approve the conditional use permit amendment. Zoning and Land Use The property is located outside the MUSA and is zoned PUD RR-2 (Rural Residential) and guided RR (Rural Residential). The surrounding properties to the north, east and south are also all zoned and guided RR. The property to the west is Baker Park Reserve, is zoned Public/Semi- Public (PS) and guided Park. Beannact Farm Preliminary Plat Page 2 Prepared by Landform November 7, 2006 Background The majority subject property is located within the Shoreland Overlay District for an unnamed tributary stream. There is floodplain on the site that generally follows this tributary. A large wetland complex is located in the center of the site and 4 other wetlands are located in the northeast and northwest portions of the site. The southeast portion of the new Lot 2 is located in a Non -Oak Mixed Hardwood Forest and a Maple & Basswood Forest. There are other areas of Non -Oak Mixed Hardwood Forest scattered throughout the site. There are areas identified as steep slopes on Lot 2. Homestead Trail (County Road 201) borders the site on the west and is classified as a minor collector. 3. Analysis of Request Preliminary Plat The applicant is requesting approval of a preliminary plat to subdivide this 73.62-acre parcel to create one 50.19-acre lot for the Alpine Farms horse facility and one 21.82-acre lot for sale as a future home site. Lot Size According to the City's Zoning Ordinance, the parcels should be a minimum of 5 acres of contiguous soils suitable for a standard sewage disposal system and Lot 1 (in the RR-2 district) must be a minimum of 15 acres in size to operate the commercial horse facility. The current total acreage is approximately 73.62 acres. The new lot sizes would be as follows: Lot Total Acres Acres Contiguous Suitable Soils Lot 1 50.19 12.19 Lot 2 21.82 7.91 Staff finds the lot sizes to be consistent with ordinance requirements. Shoreland The majority of the property is located in the Shoreland Overlay District for an unnamed tributary. This tributary runs through the site and generally follows the wetlands through the site. Section 827 of the Medina City Code establishes the district with specific standards for minimum lot size, impervious surface coverage, setbacks, etc. to protect public waters. These standards may be more restrictive than the underlying zoning district standards, and the more restrictive standards will apply. The plans must be revised to clearly show the location of the tributary and identify the creek on the plans. The plans must also identify the shoreland district boundary, which is measured 300 feet from the OHWL of the creek. The key standards are as follows: Beannact Farm Preliminary Plat Page 3 Prepared by Landform November 7, 2006 • Structure setback from OHWL — 75 feet (minimum) • Individual septic treatment area setback from OHWL — 75 feet (minimum) • Maximum Impervious surface coverage per lot — 25% The plans must also be revised to dimension the required shoreland setbacks on the plans. Staff has included a condition requiring the plans to be revised to show compliance with these conditions. Floodplain A portion of the property is located in Flood Zone A (the general flood plain district). The floodplain area is shown on the plans and generally follows the creek. No work is proposed in the flood plain, but the land owner would be subject to all ordinance requirements for any future work in that area. Staff has included this as a recommended condition of approval. Wetlands The applicant received approval of a wetland delineation on October 13, 2006. This was to determine the boundary line of the wetlands. No wetland fill is proposed at this time, but wetland fill will be required when the driveway to Lot 2 is constructed in the future. Any wetland fill would require permitting in compliance with the wetland conservation act (WCA). Staff recommends that the applicant be required to provide drainage and utility easements over the wetlands, ponding areas and drainageways. These items have been included as conditions of approval. Well and Septic The preliminary plat identifies two possible septic sites per lot, as required. The ordinance requires new septics to be a minimum of 75 feet from the OHWL (ordinary high water level) of the creek. It appears that the existing septic on Lot 1 may not meet these setback requirements, but because this septic was legally installed, it may remain as located. When the existing septic is replaced, it must be sited in compliance with all ordinance requirements. The applicant has shown an alternative site that would meet these requirements. All septic sites must be staked prior to beginning construction on site. This has been included as a condition of approval. Wells must be located in compliance with state and local ordinances. Access The new lot is proposed as a "flag lot' with a driveway off Homestead Trail. The applicant has shown dedication of a 50-foot lh right-of-way for Homestead Trail (County Road 2301), as requested by Hennepin County. Beannact Farm Preliminary Plat Page 4 Prepared by Landform November 7, 2006 Tree Preservation The current Tree Preservation Ordinance, Section 828.41, requires that structures and homes be located to preserve trees. The applicant has identified the significant trees on the plan and has indicated that no significant trees will be removed. Additionally, the woodland areas are generally proposed to be preserved as well. The plan is in compliance with the tree preservation ordinance, but future development on the parcels will be reviewed for compliance with these standards. Park and Trail Park dedication is required at a reasonable portion of the land, not to exceed 10% of the buildable land area (gross land area minus wetlands). As there are no parks planned on or adjacent to this site, the City may request cash -in -lieu of dedication at 8% of the value of the land ($53,000 per acre) with a maximum rate of $8,000 per dwelling unit (1 x $8,000 = $8,000). The Trail System Map in the Comprehensive Plan shows a no trails adjacent to the subject property. However, there have been discussions about adding a trail in this location. If a trail is desired, the City should acquire a 15-foot trail easement adjacent to the public right-of-way. This trail easement would be credited towards the park dedication requirements. The Parks Commission will review this item at their November 15th meeting and make a recommendation to the City Council. Rezoning The applicant is requesting approval to rezone the new Lot 2 from RR-2 to RR. This is consistent with the Comprehensive Plan, which guides this property Rural Residential. The RR- 2 (Rural Residential 2) zoning district is intended to "provide a zoning district which is the same as the Rural Residential (RR), but which also permits commercial riding stables..." The RR-2 district requires a minim lot size of 15 acres (including roads). Lot 2 is not intended for a commercial riding stable and is not covered by the CUP for the riding stable; therefore, staff recommends that it be zoned back to the underlying RR zoning district. Conditional Use Permit Amendment A conditional use permit amendment is requested to amend the conditional use permit (CUP) for Alpine Farm to operate a commercial horse facility (Resolution 04-019). The amendment is required because the parcel that was approved for the CUP will be reduced in size from 73.62 acres to 50.19 acres and will have a new legal description. The applicant has indicated that that there are no changes requested to the previous approvals and that they are in compliance with the previous approvals. The amendment is required only because the property boundaries are changing. Beannact Farm Preliminary Plat Page 5 Prepared by Landform November 7, 2006 4. Summary Staff has reviewed the plan for consistency with the applicable standards outlined in the Comprehensive Plan, Zoning Ordinance and Subdivision Ordinance. Staff noted in the staff report the outstanding issues that must be addressed and have included conditions to address these issues. 5. Recommendation Staff recommends approval of the rezoning from PUD RR-2 to RR, Conditional Use Permit Amendment and Preliminary Plat, subject to the following conditions: 1. Lot 1 shall be subject to all development standards in the RR-2 zoning district. 2. Lot 2 shall be subject to all development standards in the RR (Rural Residential) zoning district. 3. No wetland fill or impact is approved at this time. 4. No floodplain fill or impact is approved at this time. 5. The landowner shall comply with the Wetland Conservation Act approval and all standards. 6. Best Management Practices (BMPs) for erosion control shall be employed. 7. Approval is subject to the review and approval of the Minnehaha Creek Watershed District. 8. Development within the plat is subject to the Shoreland Overlay District requirements identified in Section 827 of the Medina City Code. 9. The impervious surface area calculations must be shown on the preliminary plat for Lot 1 and Lot 2. 10. The shoreland district boundary must be shown on the preliminary plat. 11. The required shoreland setbacks must be shown on the preliminary plat. 12. Development within the plat is subject to the Floodplain Management Ordinance requirements identified in Section 826 of the Medina City Code. 13. The plat shall dedicate a public right-of-way for Homestead Trail as shown on the plans. 14. The applicant shall be required to obtain all necessary permits for the proposed driveways from Hennepin County, as noted in the October 20, 2006 memo from the County. Beannact Farm Preliminary Plat Page 6 Prepared by Landform November 7, 2006 15. The applicant shall comply with all City requirements as noted in the comments from the City Engineer, dated November 2, 2006. 16. The applicant is subject to the standards in the tree preservation ordinance (Section 828.41 of the Medina City Code). 17. The application for final plat must be submitted to the City within 180 days of preliminary plat approval or the preliminary plat shall be considered void, unless a written request for time extension is submitted by the applicant and approved by the City Council. 18. The application is subject to conditions set by the Park Commission for park dedication and trail easements. 19. The application for building permits must include grading, drainage and erosion control plans with each building plan submitted. 20. The Building Inspector must approve the soil percolation tests and septic system designs prior issuance of building permits. Septic sites must be staked prior to beginning any construction on site. Conditional Use Permit Amendment 21. The Conditional Use Permit for Alpine Farms (Resolution 04-019) is hereby amended as follows: a. The conditional use permit to operate the horse facility shall apply only to the 50.19 acre parcel to be known as Lot 1, Block 1, Parkview Knoll. b. Hard surface coverage on the lot shall not exceed 25 % of the lot as allowed by the shoreland overlay district requirements. c. The parcel is subject to all requirements of the Shoreland Overlay District (Section 827 of the Medina City Code). d. The parcel is to all requirements of the Floodplain Management Ordinance (Section 826 of the Medina City Code). e. City staff recommends that the landowner review the MPCA document "Applying Manure in Sensitive Areas" and consider implementing the wetland separations recommended by the MPCA. f. The manure management plan shall be updated to reflect the new legal description and new site boundaries of the subject property. Attachments 1. Location Map 2. Site Graphics received October 13, 2006 3. Engineer Memo dated November 2, 2006 4. Hennepin County memo dated October 20, 2006 5. Applicant Narrative dated September 7, 2006 Location Map Gary Kirt Property 2182 Homestead Trail J 0 600 1,200 Feet 2,400 AIL LANDFORM MINNEAPOLIS•PHOENIX CO" S TAe591: 0 SW COR OF I '.NORTH HALF OF NE 1/4 OF SEC. 20-118-23 ti w 1 x SCALE IN FEET PROPERTY ADDRESS: 2182 HOMESTEAD TRAIL MEDINA, MN 55366 PROPERTY IS ZONED PUD RR-2 TOTAL AREA e 73.25 +- AC. 1 5100 s "s° ss, F —�\ 1 ; 1 \ I1 I I O 1 \ \\\\\\ \ \ i CERTIFICATE OF SURVEY & EXISTIRNG CONDITIONS FOR GARI� KI T IN THE NE 1/4 OF SEC. 20-118-23 HENNEPIN COUNTY, MINNESOTA \\\ \ \\\\ \\ I I 1 1 // 11 \ SOUTH UNE OF I I I I \\ \ \ \ \ NORTH HALF OF •"NE 1/4 OF " SEC. 20-118-23 CENTERLIJE OF • HOMESTEAD TRAIL. HARDCOVER CALCULATIONS : 1) Total area, not incl. right—of—way = 3,160,410 Sq. ft. Structures = 55,425 Sq. ft. Gravel driveway & parking = 75,220 Sq. ft. Riding rings = 88,640 Sq. ft. Paddock areas = 137,905 Sq, ft. Manure storage area = 23,540 Sq., ft. Septic mound areas = 19,000 Sq. ft Total hardcover = 399,730 Sq, ft 399,730 / 3,160,410 x 100 = 12.65% (40% allowed) 2) Total area, not incl. right—of—way = 3,160,410 Structures = 55,425 Sq. ft. Gravel driveway & parking = 75,22k 130,645 / 3,160,410 x 100 = 4.13% (10% allo MIDAS 06-210 / / //„--\\ 1 //// \\I / r\\ i \ I 1 f \\\ \ I \ \�N \ „ ----- j/ \\ \ \ \\ \\ \\" �\\\\\\ \ \\ \\\\ \\\\\\ \� \\� \\\ \\\\ \\\\ i f f f EDGE OF WETLAND ' AS DELINEATED BY OTHERS EY.C: —j\ \ tea; \\\\\�� 1 i\� �\ \ J _ \�\\ / I \ \ 1 \11 \ 1 \ I I \ LEGAL. DESCRIPTION OF PREMISES : f \ \ \ \ �� �p •p"\1 '� feat � �,� \ \ �\. \\\\\ \ �\ \ )4` I� \'------\ _ I I \ \\ 1 Ill /;- =� \�,e, \\ \ 1\ 1 I 11,11 I l I l l (Ili /" \\ \ \�5Ao-,�e "3 /1--. III Ill 1 IIII \\\I\i( -�\\�_=/ 1 // \ � 11 II I \\\���\\ \\ \\\`—\' , D \\ ///III \\ \\\\\\\\\ �, \1I I \. / / / l II\ \\�\\\A �� \\�/J/�/_ _ / 1 I I I 1\\\\\\\\\\\\\\\�,///� / I I I \ \ 11 ` )\1111 \`\ \ ,\�a \// / ; I \ \\\ \ I Ii L\ '-// //� I 1 \ I I ll ,__,e� / _ /' ��--____�� WETLA BY T S STAKE . ' RS (TYPr''•, / N 89°43' 44" W \ 1462.95� \ \ \ \ 1 / \ That .part of the North half of the Northeost Quarter of Section 20, Township 118, Range 23, Hennepin County, Minnesota, de.;cribed as follows : Beginning at the Southwest corner of said North half of the Northeast Quarter of Section 20; thence South 89 degrees 51 minutes 46 seconds East (assumed basis for - bearings), along the South line of said North half of the Northeast Quarter a distance of 726.40 feet; thence North :.2 degrees 19 minutes East, 131.80 feet; thence North 69 degrees 50 minutes West, 253.48 feet; thence South 74 degrees 59 minutes West - 510.80 feet to a point in the West line of sold North half of the Northeast quarter; thence South 0 degrees 17 minutes 14 seconds West, along said West line 85.00 feet to the point of beginning. Subject to rights of the public for roadway purposes over the westerly 33 feet thereof. ALSO That .part of the South half of the Northeast Quarter, lying easterly of the centerline of the town road known as Homestead Trail, Section 20, Township 118, Range 23, Hennepin County, Minnesota; EXCEPT that part of the South half of the Northeast Quarter, Section 20, Township 118, Range 23, Hennepin County, Minnesota, described as follows: Commencing at the Southeast corner of said South half of the Northeost Quarter; thnece North 89 degrees 43 minutes 30 seconds West, assumed basis for bearings, along the South line of said Northeast Quarter, 1462.95 feet, to the point of beginning of the tract herein described; thence North 36 degrees 20 minutes 30 seconds West, 214.00 feet; thence North 89 degrees 43 minutes 30 seconds West, 506.47 feet, more or less to the centei line of Homestead Trail; thence southeasterly along said centerline to the South line of soid Northeast Quarter; thence South 89 degrees 43 minutes 30 seconds East, along said South line, 511.00 feet, more or less to the point of beginning. o : denotes iron marker —017— denotes existing contour lines, as shown on drawing by others Bearings shown are based upon an assumed datum. This survey shows the boundaries of the above described property, the location of nine existing buildings, gravel driveway, two Tiding rings, septic mound, and manure pile thereon. It does not purport to show any other Improvements or encroachments. Zzi Wo�� a4c2ge Uu- �. Z O � 0 CO g iu r Q o>;t- OS o3 re wZ=.1W mz3z Z Jzo o (.2 U a*fl ti d giN\ X ra ° �o FwQ °pF°-, ”oor w U s 66 m ca m cn i \ SCALEIN FEET LOT 1 9.98+- ACRES L22C2 2.21+- ACRES L37B 12.19+- ACRES TOTAL CONTIGUOUS ACCEPTABLE LOT 2 • 5.67+- ACRES L41C2 2.24+- ACRES L40B 7.91+- ACRES TOTAL CONTIGUOUS ACCEPTABLE SIGNIFICANT TREES 1. 10" CHERRY 2. 28" WHITE OAK 3. 28" WHITE OAK 4. 34" WHITE OAK 5. 30" WHITE OAK 6. 30" WHITE OAK 7. 10X10" CHERRY 8. 18" ELM 9. 14" ASH 10. 10" ELM 11. 10X10X10X10" ASH 12. 10" ASH 13. 12X14" ASH 14. 16" ELM NOTE: N0 SIGNIFICANT TREES ARE TO BE AFFECTED BY PROPOSAL SOIL LEGEND L40B :'Angus -Kilkenny complex, 2 to 6 percent slopes L25A :;Leseuer loam, 1 to 3 percent slopes L36A :'Hamel overwosh-Home) complex. 1 to 4 percent slopes L37B :•Angus loam, morainic, 2 to 5 percent slopes L22C2: Lester loam, morainic, 6 to 12 percent slopes, eroded L41C2: Lester -Kilkenny complex, 6 to 12 percent slopes, eroded L49A Klossner soils, depressional, 0 to 1 percent slopes L50A Houghton and Muskego soils, depressional, 0 to 1 percent slopes PROPERTY ADDRESS: 2182 HOMESTEAD TRAIL MEDINA, MN 55356 PROPERTY IS ZONED PUD RR-2 TOTAL' AREA = 73.62 ♦-AC. N ICTX-------- 1 1 CENTERLNE OF HOMESTEAD TRAIL 0, S3 Ld \v \ ' � - N'89°43' 44" W \ 508435 \ \\ \ \ \ \ \ \ \ ` \\ \ \ \ • . PARKVIEW KNOLL PRELIMINARY PLAT FOR GARY KI RT IN THE NE 1/4 OF SEC. 20-118-23 HENNEPIN COUNTY, MINNE SOUTH LINE OF 1 I I NORTH HALF OF 1 I NE i/4 OF SEC. 20-118-23 t I \I I 1 I6TNG BVILDNG i \ - _g6� \ PROPOSED \ DRAINAGE & UTILITY f EASEMENT \ } TOTAL AREA = 73.621 ACRES \ ` ` Ex .. 1 ^ \ \\� \ \_ s, \ , .\ \ , 1, , , 1 / 1 1 1 \\`\\\\ `\ \\ 10t02+r- ACRES 1 11 \\ \ \ \ \ INtm it it / t 1 \ J 1 � I L._ _---- PROPOS& DRAINAGE \ ASEMENTS \ AREA EXCLUDING ROAD = 72.161 ACRES I _ \ f l • ••, EDGE OF WETLAND I 'AS DELINEATED ----I BY OTHERS \ I I I \ \ L49A WETLANDS -STi K Y� BY OTHERS (TY' 12.34+- ACRES - N/A r APPROXIMATE 980 FLOODPLAIN FROM FEMA MA' _ : _�- 27053C0165E \ DATED9f2104- O KNOWN ELEVATION GI N ,•j ... WETLAND IMPACT \ \ \ \ \ \ \ \ \ `\ \\ `\ \\ `\ \1 \ 1 \ 1 \ J/ • 11 1 1 j I \\ / \N 89°43'44" W 1462.95 \ ,\ I I \ I \ \ 1 1 I \ I \ I I \ , 1 1 \ 1 LEGAL DESCRIPTION OF PREMISES \ 656+_ SILTj.is:.'' -FENCEI Er\ \ \\ ` l a \ \ \ACRES \\ \ a\74.i ENN. 0\\TT4pONUMENT A�E�S�'iM COR OF, ', 1 That port of the North half of the Northeast Quarter of Section 20, Township 118, Range 23, Hennepin County, Minnesota, described as follows Beginning at the Southwest corner of soid North holf of the Northeast Quarter of Section 20; thence South 89 degrees 51 minutes 46 seconds East (ossumed basis for bearings), olong the South line of said North half of the Northeast Quarter a distance of 726.40 feet; thence North 2 degrees 19 minutes East, 131.80 feet; thence North 69 degrees 50 minutes West, 253.48 feet; thence South 74 degrees 59 minutes West 510.80 feet to a point in the West line of said North holf of the Northeast Quarter; thence South 0 degrees 17 minutes 14 seconds West, abng said West line 85.00 feet to the point of beginning. Subject to rights of the public for roadway purposes over the westerly 33 feet thereof. ALSO That port of the South half of the Northeast Quarter, lying eosterly of the centerline of the town road known as Homestead Trail, Section 20, Township 118, Range 23, Hennepin County, Minnesota; EXCEPT that port of the South holf of the Northeast Quarter, Section 20, Township 118, Range 23, Hennepin County, Minnesota, described as follows: Commencing at the Southeast corner of said South half of the Northeast Quarter; thnece North 89 degrees 43 minutes 30 seconds West, assumed basis for bearings, along the South line of sold Northeast Quarter, 1462.95 feet• to the point of beginning of the tract herein described; thence North 36 degrees 20 minutes 30 seconds West, 214.00 feet; thence North 89 degrees 43 minutes 30 seconds West, 506.47 feet, more or less to the centerline of Homestead Troll; thence southeasterly along said centerline to the South line of said Northeast Quarter; thence South 89 degrees 43 minutes 30 seconds East, along said South line, 511.00 feet, more or less to the point of beginning. o : denotes iron marker 17---- : denotes existing contour lines, as shown on drawing by others Bearings shown are based upon an assumed datum. This survey shows the boundaries of the above described property, the location of nine existing buildings, gravel driveway, two riding rings, septic mound, and manure pile thereon. It does not purport to show any other improvements or encroachments. 007 N L25A .k•N. CO Ce H.LO LU M:M C�. z Z a Z.a NO. Wzu o 1-5Y. a , 5: a X 0 gIL uip'W`. Qc>_� °tSgo 0;"t � o, LN G. W J`;If1 W U.1 -j m ,ct ZOWzo to Ce>aa' �° w osnovxaaw.arnnu.w.e s-o>-ocsca SEPIPILP-ZS6.:Xdd 1414-£14-Z96.:3NOHd 99E99 NW '3W/1 ON01 3Al2:10 A0111M 'N SVP SH3NNVld ONV1'Saw.anans ONV1'S21331110N311A10 '3NI `S31V190SSV'9 J2138N0219 a W 0 111 0. /J w 0 a M N \ �Z i 1/ / I �- /I I I I I I I 513310 z. OLZ90 . a3%"alL a01� I. 90/ a6 �I. I \ I \ \ \ 101 j/ ' 4 \ I I 7 Y. `\ \ I \\ i / 1 :l ix `\ A l. / / / 4, / / / /� //�J/d'E/ / /// i�/ 1 / // � / / / /"%1 / i / 7 / /�/ / / / ,; / / / / � / / m / /„/ / . / G/ / / / / / / / i / / / / / % i / / o, / // / % / �/ / /1h. 4 � / `I- / .y0 / / / _ / i / I �s/ / / / ; / / / 7:: '/ ./..:: /��� 7/ �� / I* 0:1/ f� I / / im ' 0 . ��, tO I'ri I 0 Z 4 bil / /I 1 ' 1 9°43' 44" W u \ / / // / / / // %/ // / LL. o� z J U 77727 H38WON 3SN3011'NNJW . • p9oy-i1/y�/od/�31tl0- / / `/f . 'V10S3NNIW d0 31tl1S 3Hl d0 SMY13H1930NO SOA3AH(IS ONtlI ONV tl33N10NS lVN01SS3dOHd 035N30I1 AVI.O V AV I!VHl ONV NOISIAN3dOS 103N10 AIN NSONO 90.3W AS 031:1tldaNd SVM 11:10d39 90 NOIIVOId103d9'NYId SIH11tlHl AiLL930 A93L3H I esw 03NO3H0 HVIAI NMV210 03N01530 03A13tl AYM3Ntl0 030000na NIA in, 000115 1003N00 00soainL SN21VW321 AB 00/!/0 31V0. SNOISIA]2=1 O Q> 01 O O Of I 00.966- 09 966 00 066 9 466- 06 696' 00 066 9 Z66 40 966' 0 0 0 Z9 ZZ 49 0004 004 004-• ow- 6000 6004 Sb 00N 94 (VA of sooi 00 0004 0 0 T 0 0 T 0 0 0 T 0 as w 0 CO o) 0 e) M T N T T T 00'S+ CO ti 00'01+ <O 00 Ds+ d' M N T 00'09+ Dons+ 0 0 S / ----- Ilk m / i' PRpniOP c�� / ' \ i l 7/ l I /l ``` P'7 81r / / "a111 / / / \� / / l l • ,,-- / v \\ `f14,✓ / / / V-,,-,a / /\r l ^^# • , / 6, \��_ J % 1 i 7. / / ___�°pz / 1 1 / 1. / 5£44-EL4-Z56:XVA 6464-EL4-Z56:3NOHd 99E99 NW `3NV'1 ONOI 3A1210 MOIIIM'N 544 S213NNVld ONVI'S210A3A21fIS ONVI `S2133141014311A10 '0NI `Sal:MOSSY J2138N021J S11.5 z Z 13 01 Z--9p0 901a6 tX 2/ 213011110N 301,13011'NM V10S3NNIW d0 31V1S 3H1 40 SMVI 3H1 a30NO a0A3AaNS ONVI ONV 03314I0NR 1VNOISS340214 030N3011 AVLO V NIV IANSI 0NV 'NOISMIScl LS 1032110 AIM 2130NN a0 3W A0 03atld3ad SVM 1210d321a0 NOLLVOId103dS'14VId SIHl 1VH1 AdLL2130 A03213H 1 v� •pT 31V0 OSNI 03NO3H0 HVW NMV210 03Nele30 03.3N AVM3N110 0350.6d H/YI 90/II/01 X/A01. AVN34010 0350dO1141 90/L/6 SNeVW321 Ae 31V0 SNOISIA]d \ JIilli ,-- -�� s2 I 1 T°6( \\', I \ \ \ \\ I \\ �� , I �\ 1 1 1 1 1 1 1 AVA / 1 `\I\ / i 1 / / I i / / / Q —oY / I. (/ / / /.. / �� / / / ./ / _ase i /` i/ i i l 51 / / i i i �/ 7 ,.../ 7 Et _��� j77 j 7 0 -_'-_—'_ -O�°' / /ice/�ri.�t- i / i W i� /i _s -- /'/� i / / •//. �x ` 4* I I Q E2 Q.. I\ re O N O T 0 0 00 99 8 00 00 O ti O ZZOI 404 91.0 z�aw• 9041 00 OOOL 00 00 00 veer' 886 L•86- 986• 986 00 L86 OS 696• 00 Z66 9 466 09 L66- 00 09 00 09 00 866 966 866• L66 L66- 09'966- .09966- 00 966 9 00 Ooze+ t0 N N N M N N N N O N O r CO r CD T N r 'at T M. r O r 0 O 0 o� w O CO O 0N3 0 CO a> 009 466 666• 0 ti Unnamed Tributary and Wetlands Granhic b D fi 0 0 i Flo odplain Graphic redr H. 24 V L NL`� Bonestroo Rosene AnderIlk & Associates Engineers & Architects November 2, 2006 Ms. Kendra Lindahl Principal Planner C/O Landform 800C Butler Square 100 North 6`h Street Minneapolis, Minnesota 55403 2335 West Highway 36 ■ St. Paul, MN 55113 Office: 651-636-4600 ■ Fax: 651-636-1311 www.bonestroo.com Re: Gary Kirt BRA File No. 000190-06000-1 Plat No. 395 Dear Kendra, We have reviewed the revised preliminary plat for the proposed two lot subdivision at 2182 Homestead Trail, dated 10-11- 06. The site is located in the northeast quarter of Section 20. The plat proposes to subdivide a single parcel into two lots. It is our understanding that the submitted improvements to Lot 2 will not take place with this subdivision and will be refined and reviewed when submitted by a new owner. We have the following comments with regards to engineering matters that will need to be addressed for Lot 2: • Applicant should provide existing contours on Homestead Trail extending at least 400 feet south of the proposed driveway access. • Plans must be submitted to the Minnehaha Creek Watershed District for review and approval. • Plans must be submitted to Hennepin County for review and approval of the proposed culvert and grading in the County right-of-way. • The proposed driveway contours do not agree with the profile near the following stations: 8+00, 10+50, and 21+90. • It appears some proposed contours are missing to the south of the driveway between stations 9+00 and 10+50. • We recommend that the proposed driveway grades not exceed 10%. • Storm sewer calculations should be submitted for all culverts. • See attached memo from John Smyth regarding wetland impacts. If you have any questions please feel free to contact me at (651) 604-4894. Sincerely, BONESTROO, ROSENE, ANDERLIK & ASSOCIATES, INC. Darren Amundsen Cc: Tom Kellogg Bonestroo recently merged with DSU, bringing together some of the best regional talents in engineering, architecture, planning, landscape architecture, and urban design. Our combined team now provides integrated services in one organization. ■ St. Paul, St. Cloud, Rochester, MN ■ Milwaukee, WI ■ Chicago, IL Affirmative Action/Equal Opportunity Employer and Employee Owned Memo Bonestroo MEINRosene AnderIrk dt IA Associates Engineers 6 Architects Project Name: Alpine Farms To: Thomas Kellogg, PE - City Engineer From: John Smyth, CWD - WCA Agent Re: Preliminary Plat Wetland Review Client: Medina File No: 190-06-000 Date: 10/27/06 Remarks: A full review on wetland related issues will not begin until a Wetland Permit Application is provided for this project. This should be submitted during the preliminary plat stage so it does not hold up the platting of this property. The plan shows the existing and proposed manure storage area within 20 feet of the wetland. The Minnesota Pollution Control Agency (MPCA) document "Applying Manure in Sensitive Areas" recommends either a 300 foot separation from the manure storage to the wetland or a 50 foot separation if the 50 feet is vegetated in native vegetation for filtration. It is recommended that the City require the manure storage areas follow the MPCA guidance to protect the water quality of the on -site wetland. Bonestroo, Rosene, Anderlik and Associates, Inc. www.bonestroo.com ❑ St Paul Office: 2335 West Highway 36 St. Paul, MN 55113 Phone:651-636-4600 Fax:651-636-1311 ❑ Milwaukee Office: 1516 West Mequon Road Mequon, WI53092 Phone:262-241-4466 Fax: 262-241-4901 ❑ Rochester Office: 112 7t Street NE Rochester, MN 55906 Phone:507-282-2100 Fax:507-282-3100 ❑ Willmar Office: 205 5th Street SW Willmar, MN 56201 Phone:320-214-9557 Fax:320-214-9458 ❑ St Cloud Office: 3721 23ra Street S St. Cloud, MN 56301 Phone:320-251-4553 Fax:320-251-6252 ❑ Grayslake Office: 888 East Belvidere Road Grayslake, IL 60030 Phone:847-548-6774 Fax:847-548-6979 Hennepin County Transportation Department 1600 Prairie Drive Medina, MN 55340-5421 Ms. Rose Lorsung, Planner City of Medina 2052 Co. Rd. 24 Hamel, MN 55340 Re: Preliminary Plat — Gary Kirt Co. Rd. 201, Southeast of CSAH 24 Section 20, Township 118, Range 23 Hennepin County Plat No. 3026A Review and Recommendations Dear Ms. Lorsrmg: 612-596-0300,Phone 763-478-4000,FAX 763-478-4030,TDD www.hennepin.us October 20, 2006 Minnesota Statutes 505.02, 505.03, and 462.358, Plats and Surveys, allow up to 30 days for county review of preliminary plats abutting county roads. We reviewed the above plat and offer the following comments: • Hennepin County Transportation commends the City and owner for acknowledging our prior right of way comments and therefore finds the plat acceptable as submitted. • Please inform the developer that all proposed construction within county right of way requires an approved Hennepin County permit prior to beginning construction. This includes, but is not limited to driveway and street access, drainage and utility constniction, trail development, and landscaping. Appropriate forms can be obtained by contacting our Permits Section at (612) 596- 0336. Please direct any response to Dave Zetterstrom at (612) 596-0355. Sincerely, James N. Grube, P.E. Director of Transportation and County Engineer DKZ/thn Cc: Plat Review Committee — Byers / Drager / Holtz / Johnson / Lemke / Lindgren / Wiebe / Zetterstrom Mark Larsen, Hennepin County Surveyor's Office An Equal Opportunity Employer Recycled Paper Page 1 of 2 To: Rose Lorsung , C,/ From: Gary Kirt CC: S. Todd Rapp Date: September 7,2006 Re Application for amendment of CUP granted by Resolution # 04-19 — 053-98620 Please accept this memorandum as a part of, and supplementary to, the application of Parkview Equestrian, LLC d/b/a Alpine Farms for an amendment of the above -referenced CUP which was transferred from Alpine Farms Inc. on or about April 6, 2006. As you know, an application for preliminary plat approval is being submitted by Parkview Equestrian,LLC , currently the owner of the Alpine Farm property to subdivide the real property into two lots. The "new" lot is proposed along the east side of the property, and will be, if approved as submitted, 21.84 acres in size. The balance of the parcel, consisting of 50.32 acres will continue to operate as before as a "commercial horse facility." No change in the operation or management of the facility is proposed. We have reviewed the provisions of Medina City Code Section 826.26.1, and have communicated with you concerning the City's expectations regarding an application to amend the CUP. We have the understanding that, by reason of the fact the CUP was comprehensively reviewed and initially approved as recently as April 6, 2004, and again reviewed in connection with the very recent change in ownership, the City does not require detailed comment as to matters identified in Section 826.26.1(2) which are unchanged or unaffected by the proposed subdivision of the parcel. Consequently, responding to the matters set forth in Section 826.26.1(2) we advise you as follows: (a) Lot 1 of the proposed subdivision, containing all of the current improvements situated on the existing parcel, will remain subject to the CUP and operate, henceforth, as the "facility." Lot 2 of the proposed subdivision will not remain subject to the CUP, but will be (upon subdivision approval) a buildable single family lot. Lot 1 (hereafter the "Amended Facility") is 50.12 acres in size, well above the 15 acre minimum size. (b) Under the current CUP, the existing facility is approved for a maximum of 90 horses. No change to the approved number of horses is proposed; under the applicable provisions of Section 826.26.1(2), with a parcel size of 50.12 acres, more than 90 horses would be permissible. (c) The certificate of survey submitted along with the application for preliminary plat approval indicates that there is a total "hard -surface" area of 399,730 square feet, all of which is located on the proposed Amended Facility. The overall size of the Amended Facility is 50.12 acres, and thus the hard surface "coverage" is approximately 18.3 %, well within the ordinance minimum. oi1i')nn� Page 2 of 2 With respect to the requirements set forth in Subsections (d) through (t) of Section 826.26.1(2), the applicant proposed no changes to the current facility and it is our understanding that the City has adequate information based on recent review(s) to confirm that the Amended Facility conforms to the ordinance standards referenced. In addition to the requirements of Section 826.26.1(2), please be advised that the applicant proposes no revisions or amendment to the terms and conditions of the CUP authorized by Resolution 04-19. Indeed, except with respect to the severance of proposed Lot 2 of the subdivision from the CUP, no change at all is proposed. ni�innnir. MEMORANDUM TO: FROM: DATE OF MEETING: SUBJECT: Planning Commission Rose Lorsung, City Planner through Chad Adams, City Administrator November 14, 2006 United Properties Concept Plan Review: Ferrelgas Site (UH) 1. DESCRIPTION OF REQUEST: United Properties has requested a Concept Plan for commercial redevelopment of the Ferrelgas site on Sioux Dr. and Trunk Highway 55 (see attached map). The plan shows three buildings on the site with the specific use of a bank as one of the buildings. The other two uses would be a single user retail/restaurant with a drive-thru and another stand alone multi -tenant retail building. The property is zoned UH Uptown Hamel and also guided as such. There are strict provisions, in the Medina Zoning Ordinance Section 834 for the district as well as the Floodplain and Shoreland Overlay Districts, sections 826.74 and 827 respectively. The Uptown Hamel district doesn't require a Concept Plan but encourages one as this area of the City has special requirements and is being master planned. A formal Site Plan review is what is technically required for a development in the Uptown Hamel district. 2. SITE DESCRIPTION: The properties to the south and east have Uptown Hamel zoning, the few properties to the west are Urban Commercial and directly north is Trunk Highway 55 and the PUD-UC retail districts, see map below. Legend =City Border - Hennepn Comb/ Streets Current Zoning ZONING - IP BP - 11C Pl1D-l1C A - RCH ® Pl1D - UH - MR lR SR ▪ PUD-SFR P11D1 P11D2 RR RR1 Pl1D RR-2 RR-UR AG SL PS ROW-E Hennepn Catnly Parcels Jan 2005 United Properties 1 Ferrelgas Redevelopment Concept Plan 4. SITE AERIAL: 5. REVIEW: Due to the zoning district and special needs of each site in this area, staff has put together a more detailed review of the Concept Plan: A. Zoning District Site Specifics: a. Drive-Thru- i. The UH Zoning requires that the driveway for a drive-thru business not be located within 100 feet of an improved intersecting street, 300 feet of Highway 55 and 100 feet of the railroad track. This applicant can't meet any of those requirements. The City's Development Review Committee reviewed the ordinance for this site and can't seem to understand why that requirement was put in place due to the effect on the few parcels this would pertain to including this site. Placing those requirements on the property renders it useless. Nevertheless, each infraction would require a variance. b. CUP- i. The UH Zoning requires a Conditional Use Permit for a drive-thru, and this site is proposing two. United Properties 2 Ferrelgas Redevelopment Concept Plan B. Transportation Needs: a. History- i. The site is a bit challenging with respect to transportation. The City has been studying the intersection of Highway 55 and 101 (Sioux on south side) as well as the implementation of the signal and frontage road just west of the site for the Target development. This site in nestled between the railroad on the south and the highway on the north which will require careful consideration for the future traffic needs of the area. b. Frontage Road- i. The City did route MnDOT the plans to try and get some early feedback but hasn't heard an comments yet. Early discussions are leaning toward the connection of the recently -implemented frontage road just west of the site with a connection over the Highway 55 site and through this site connecting with Sioux Dr. The frontage road connection through the neighboring property will require an easement or ROW. c. Turning Movements/Sioux Improvements- i. The location of the entrance on Sioux will require a close look at the proximity to the intersection and railroad as well as both southbound and northbound traffic turning movements. The site will need to be modified to accommodate the additional turning lanes needed to make the site work. This ROW needed will need to come from the western border of the property. Because of this requirement and the City road through the site, the City will require the developer to plat the property. The developer may also have to provide some traffic counts at the intersection and for movement north and south on Sioux for peak times. ii. The City is also in the process of studying the intersection of Sioux Dr. and Highway 55 and has entertained the idea of a pedestrian bridge. Preliminary ideas have been routed to review agencies for consideration which may or may not affect the design of this site. The City will have more information early next year. d. Internal Site Traffic Flow- i. The drive-thru lanes should be 20 feet wide with a bypass lane, each striped one-way. The movement around the bank drive-thru is also problematic. The Fire Marshal has reviewed the plans and also agrees that the site will have to be designed to meet the needs of the fire department for maneuvering in the site. e. Survey Requirements- i. With the next submittal, the City will require that the survey boundaries are updated to include additional property to 100 feet west of the easterly frontage road curbcut and east and south of the site out 100 feet to consider the Sioux improvements. United Properties 3 Ferrelgas Redevelopment Concept Plan C. Engineering: a. Grading/Drainage/Wetlands- i. The City will require full engineering plans, geotechnical reports, drainage calculations and wetland delineation. With the recent work near Elm Creek (runs through the north part of the property), the City has specific information about the elevations and Ordinary High Water Mark of the creek and surrounding area. The developer should obtain this information and incorporate it into the next submittal. ii. Best Management Practices and Low Impact Development principles should be used throughout this site. The area is sensitive due to the impairment of Elm Creek. The Elm Creek Watershed District and DNR have provided some early comments on the proposed development, see attached. D. Shoreland Overlay/Floodplain: a. Additional Variances- i. The total amount of impervious surfaces allowed on this site according to the Shoreland Overlay District is 25%. This is very difficult to meet for commercial properties, especially those in Uptown Hamel that allow 90% impervious. The current conditions are nearly all impervious and the developer is showing around 60% with the current site plan which would be an improvement. This is likely to change with the next review but is an improvement to the site, nevertheless, as with the setbacks, this will require a variance. ii. The second variance out of the Shoreland Overlay District is the setback from Elm Creek. This is critical due to the status of the creek. The setback is 50 feet for structures. The applicant can't meet that with this site plan so that will also require the final variance. E. Other: a. Met Council Easement- i. There is a Met Council easement through the property on the north side for the Elm Creek Interceptor. The Met Council will be providing some comments on the improvements in this area and a separate agreement may need to be obtained to allow for parking, retaining walls, etc. b. Uptown Hamel Sign- i. The City has been trying for quite some time to locate an appropriate area for a wayfinding sign for Uptown Hamel. The developer and the City have discussed a cooperative effort for this initiative and have focused on the northeast corner of the site. This is the best location for this sign due to the sight line and visibility concerns. The City looks forward to working with the developer to resolve this issue if possible. c. Miscellaneous- i. Some other general site design items and missing details are as follows: 1. Trash Enclosure: requirement of inside the building or in a completely screened area with conditions. United Properties 4 Ferrelgas Redevelopment Concept Plan 2. Plaza: with the retail use, the City will encourage decorated outdoor plazas, water features, landscaping etc. 3. Architecture: Uptown Hamel has strict design guidelines for materials and placement of buildings. This is a gateway project for the unique area and therefore will need to set a high standard for quality. 4. On -Street Parking: as described in the memo provided by Landform, this would be a plus for the area. 5. Loading: this area should be identified on the next site plan. 6. Sidewalk: the City may wish to explore a future sidewalk connection from Sioux through this site to the future redevelopment commercial properties to the immediate west. 7. Building Orientation: this may need to be revised to meet the zoning requirements of buildings to the front of the property. The bank drive-thru is the main concern with respect to location. 8. Drive-Thru Stacking: this may need to be addressed, appears to be tight. 4. RECOMMENDATION: Staff recommends that the Planning Commission review this project strictly under the Concept Plan rules, which is a non -binding review of the project. This review should be detailed due to the unique needs of the area. ATTACHMENTS: 1. Aerial of Site 2. Site Plans 3. Notice Map 4. Landform memo dated 10-12-06 5. Elm Creek Watershed District memo dated 10-25-06 6. DNR email dated 10-26-06 7. Bonestroo memo dated 10-26-06 United Properties 5 Ferrelgas Redevelopment Concept Plan CITY OF MEDINA 2052 COUNTY ROAD 24 MEDINA, MN 55340 AGENDA MEDINA PLANNING COMMISSION TUESDAY November 14, 2006 7:00 P.M. MEDINA CITY HALL 1. Call to Order 2. Public Comments 3. Update from City Council proceedings 4. City Planner's Report 5. Approval of October 10, 2006 Planning Commission minutes 6. Rising Sun Memorial Park Site Plan & Conditional Use Permit: 3365 State Highway 55 (Public Hearing) 7. United Properties Ferrell Gas Redevelopment Concept Plan: 3575 Sioux Drive (Public Hearing) 8. Bazinet/Otten & Dalbec Preliminary Plat: 3003 Hamel (Public Hearing) 9. Gary Kirt/Alpine Farms Preliminary Plat and Conditional Use Permit Amendment: 2182 Homestead Trail (Public Hearing) 10. Adjourn Posted in City Hall November 3, 2006 Agenda Item No. PLANNING REPORT TO: Medina Planning Commission FROM: Kendra Lindahl, Landform, through Rose Lorsung, City Planner DATE: November 7, 2006 for the November 14, 2006 Planning Commission Meeting RE: Beannact Farm. Preliminary Plat for Bazinet, Otten and Dalbec on properties located at 3003 and 3085 Hamel Road (PIN 16-118-23-22-0004 and PIN 16-118- 23-21-003) (Landform File No. MED06024) REVIEW DEADLINE: February 7, 2007 1. Application Request The applicant has requested approval of a preliminary plat to subdivide two existing lots for the purpose of creating three lots on this site. The total area is 42.89 acres in size and is located at 3003 and 3085 Hamel Road. The two existing homes will remain on Lots 1 and 2. Lot 3 will be created for a future home site. The proposed properties are 15.01, 16.99 and 10.12 acres in size, respectively. 2. Context Level of Discretion in Decision Making The City's discretion in approving or denying a preliminary plat is limited to whether or not the proposed plat meets the standards outlined in the Subdivision Regulations and Zoning Ordinance. If it meets these standards, the City must approve the preliminary plat. Zoning and Land Use The property is located outside the MUSA and is zoned RR (Rural Residential) and guided RR (Rural Residential). The surrounding properties are also all zoned and guided RR. Background The majority subject property is located within the Shoreland Overlay District for School Lake and there is Floodplain adjacent to the lake. The southwest portion of the new Lot 2 is located in a Non -Oak Mixed Hardwood Forest. The wooded areas should be clearly shown on the existing conditions map. There are 2 small wetlands on site and the edge of School Lake is also defined as wetland. There are some steep slopes on site (as much as 23%)--the high point of the site is at the existing home on Lot 1 and falls away toward the road to the north and School Lake to the east. Hamel Road, which borders the property to the north, is classified as a major collector. Beannact Farm Preliminary Plat Prepared by Landform Page 2 November 7, 2006 3. Analysis of Request Preliminary Plat The applicant is requesting approval of a preliminary plat to allow the creation of a total of 3 lots from two existing lots. Lot Size According to the City's Zoning Ordinance, the parcels should be a minimum of 5 acres of contiguous soils suitable for a standard sewage disposal system. The current total acreage is approximately 42.89 acres. The new lot sizes would be as follows: Lot Total Acres Acres Contiguous Suitable Soils Lot 1 15.01 12.41 Lot 2 16.99 7.00 Lot 3 10.12 5.01 Staff finds the lot sizes to be consistent with ordinance requirements. Well and Septic The preliminary plat identifies two possible septic sites per lot, as required. The existing septic system on Lot 2 has been inspected and is in compliance with MPCA Rule 7080; however, it is a legal non -conforming system due to the shoreland setbacks. The ordinance requires new septics to be a minimum of 150 feet from the OHWL (ordinary high water level) of School Lake, but the existing septic is only 110 feet from the lake. Because this septic was legally installed prior to the adoption of the shoreland ordinance requirements, it may remain as located. When the existing septic is replaced, it must be sited in compliance with all ordinance requirements. The applicant has shown 2 alternative sites that would meet these requirements. All septic sites must be staked prior to beginning construction on site. This has been included as a condition of approval. Wells must be located in compliance with state and local ordinances. Access The 3 lots are proposed to be served individual driveways off Hamel Road. The City recommends that the developer dedicate a minimum of 33 feet for a 1/2 right-of-way for Hamel Road. Staff has discussed this issue with the applicant's surveyor and noted that each lot must continue to have a minimum of 5 acres of contiguous suitable soils after dedication of the public right-of-way. The surveyor indicates that the lot areas shown reflect this 33-foot 1/2 right-of-way. Beannact Farm Preliminary Plat Page 3 Prepared by Landform November 7, 2006 Hennepin County has reviewed the plat and recommends dedication of a 50-foot1/2 right-of-way for Hamel Road. Staff notes that while the County has requested dedication of the 50-foot 1/2 right-of-way for other recent subdivisions, the City Council has not required it. The plans must clearly dimension and identify the new public right-of-way. The area of the right-of-way may not be included in the area of the lots. According to the survey, the lots all comply with the 5 acres of contiguous soils requirement with at 33-foot1/2 right-of-way. Natural Characteristics of the Site The total site is roughly 42.89 acres in size. According to the City of Medina's Woodlands and Biologically Significant Areas Map, the southwest portion of the new Lot 2 is located in a Non - Oak Mixed Hardwood Forest. Tree Preservation The current Tree Preservation Ordinance, Section 828.41, requires that structures and homes be located to preserve trees. The applicant has identified the significant trees on the plan and has indicated that no significant trees will be removed. Additionally, the woodland areas are generally proposed to be preserved as well; however, the plans shall be revised to show the boundaries on all sides of the wooded areas. The wooded area in the center of Lot 2 is not defined on all boundaries. The plan is in compliance with the tree preservation ordinance. Shoreland The majority of the property is located in the Shoreland Overlay District for School Lake. The district establishes specific standards for minimum lot size, impervious surface coverage, setbacks, etc. to protect public waters. The proposal complies with all setback and minimum lot size requirements. As noted earlier, the existing septic system on Lot 2 is a legal, non- conforming structure by reason of setback. The septic may remain in the current location, but when it is replaced, it would be subject to the shoreland setbacks for placement. Staff finds that the proposal is consistent with the shoreland standards. Floodplain The southeast corner of the property is located in Flood Zone A (the general flood plain district). No work is proposed in the flood plain, but the land owner would be subject to all ordinance requirements for any future work in that area. Staff has included this as a recommended condition of approval. Wetlands The applicant received approval of a wetland delineation on September 8, 2006. This was to determine the boundary line of the wetlands. No wetland fill is proposed. Staff recommends that the applicant be required to provide drainage and utility easements over the wetlands, ponding areas and drainageways. This is included as a condition of approval. Beannact Farm Preliminary Plat Page 4 Prepared by Landform November 7, 2006 Park and Trail Park dedication is required at a reasonable portion of the land, not to exceed 10% of the buildable land area (gross land area minus wetlands). As there are no parks planned on or adjacent to this site, the City may request cash -in -lieu of dedication at 8% of the value of the land ($51,000 per acre) with a maximum rate of $8,000 per dwelling unit (1 x $8,000 = $8,000). The Trail System Map in the Comprehensive Plan shows a County Trail proposed on Hamel Road (CSAH 15). The applicant should dedicate a 15-foot wide trail easement adjacent to the Hamel Road 33-foot1/2 right-of-way proposed to be dedicated with this plat. This trail easement would be credited towards their park dedication requirements. The Parks Commission will review this item at their November 15t1i meeting and make a recommendation to the City Council. 4. Summary Staff finds that the proposed preliminary plat complies with ordinance requirements. 5. Recommendation Staff recommends approval of the preliminary plat, subject to the following conditions: 1. The development is subject to all development standards in the RR (Rural Residential) zoning district. 2. The landowner shall comply with the Wetland Conservation Act approval. 3. Best Management Practices (BMPs) for erosion control shall be employed. 4. Approval is subject to the review and approval of the Minnehaha Creek Watershed District. 5. Development within the plat is subject to the Shoreland Overlay District requirements identified in Section 827 of the Medina City Code. 6. Development within the plat is subject to the Floodplain Management Ordinance requirements identified in Section 826 of the Medina City Code. 7. The plat shall dedicate a minimum 33-foot1/2 right-of-way for Hamel Road. 8. The applicant shall be required to obtain all necessary permits for the proposed driveways from Hennepin County, as noted in the August 17, 2006 memo from the County. Beannact Farm Preliminary Plat Page 5 Prepared by Landform November 7, 2006 9. The plat shall be revised to identify drainage and utility easements over all ponding areas, drainageways and wetlands, including the existing pond on Lot 1. 10. The applicant shall comply with all City requirements as noted in the comments from the City Engineer, dated October 18, 2006. 11. The applicant is subject to the standards in the tree preservation ordinance (Section 828.41 of the Medina City Code). 12. The application for final plat must be submitted to the City within 180 days of preliminary plat approval or the preliminary plat shall be considered void, unless a written request for time extension is submitted by the applicant and approved by the City Council. 13. The application is subject to conditions set by the Park Commission for park dedication and trail easements. 14. The application for building permits must include grading, drainage and erosion control plans with each building plan submitted. 15. The Building Inspector must approve the soil percolation tests and septic system designs prior issuance of building permits. Septic sites must be staked prior to beginning any construction on site. Attachments 1. Location Map 2. Preliminary Plat and Survey dated October 10, 2006 3. Hennepin County Memo dated August 17, 2006 4. Engineer Memo dated October 18, 2006 Location Map Bazinet/Otten Property 3003 and 2085 Hamel Road 0 900 1,800 Feet 3,600 AIL �� LANDFORNI MINNERPOL3S•PHOEN3X CERTIFICATE OF SURVEY AND EXISTING CONDITIONS FOR CHERYL K. BAZINET, DOUGLAS OTTEN, AND DAVID J. & DEBRA A. DALBEC OF LOT 3, BLOCK 1, JACK RUSSELL RIDGE & THE NW 1/4 OF SEC. 16-116-23 HENNEPIN COUNTY, MINNESOTA LEGAL DESCRIPTION OF PREMISES That pars of the Northeast quarter of the Northwest quarter of Section 16, Township 118 North, Range 23 West of the 5th Principle Meridian, lying Westerly f the East 328 feet of said Northeast quarter of the Northwest quarter. (BAZINET/OTTEN PARCEL) ALSO: Lot 3, Block 1, JACK RUSSELL RIDGE (DALBEC tlenotes Iron marker (908.3) denotes existing spot elevation, mean sea level datum A1Z_ — denotes existing contour line, mean sea level datum Bearings shown are based on assumed datum. This survey shows the boundaries of the above described property, and the location of existing buildings thereon. It does not purport to show any other improvements or encroachments. AREA IN DALBEC PARCEL = 11.98+- ACRES AREA IN BAZINET/OTTEN PARCEL = 30.91+- ACRES INCLUDING ROAD ZONING DISTRICT = RURAL RESIDENTIAL N � 4QNW Zia aza H�YO1 Q gaX Uy J Q g(5LL OWo (n>J cc.; N W a a otiaatn -3a reeve° fg w= z E t, zo R>aa � u a 0 n r v , t r _ ' i '- - - - - , - _ - - - - ��- - - - = T _ r _ _ L 3 6 A ; N O N E R E B 1 L ' I N O N E A C R E S f f o \ S C H O O L & \ \ \ N O N E A C R E S \ \ \ \ B E A N N A C T F A R M P R E L I M I N A R Y P L A T F O R C H E R Y L K . B A Z I N E T , D O U G L A S O T T E N , A N D D A V I D J . & D E B R A A . D A L B E C L 2 2 C 2 L 3 6 A 3 w L A K E I 0 + - O F L O T 3 , B L O C K 1 , J A C K R U S S E L L R I D G E & T H E N W 1 / 4 O F S E C . 1 6 - 1 1 6 - 2 3 H E N N E P I N C O U N T Y , M I N N E S O T A T R E E I N V E N T O R Y L O T 3 1 . 8 " L I N 2 . 2 " S P R D E N U C E 3 - 1 2 0 8 " L I N D E N S f i " A S H 1 9 - 2 9 S P R U C E R O W 1 0 " R E D P I N E S R E D P I N E S ; 1 1 : 3 ; l i : : . : 1 0 " B A L S A M F I R R E D P I N E S S P R U C E R O W 8 " E B O X L M E L D E R 8 " C H E R R Y S P R U C E R O W C E R O W 5 9 ) . 1 Z 1 0 x 1 0 " B O X E L D E R 6 0 . B O N E L D E R 6 1 . 6 " N O T R E E S P R O P O S E D i 0 B E R E M O V E D ) 7 b e i n e s f e e u n w i m p a m a a i 7 � 1 m t r o e s . A n a n 9 l o r e s t m w i m h e n d . a l D l n l �� d e m D 1 w a y l i n e s e : e h o w w a n u 1 e p l m . L E G A L D E S C R I P T I O N O F P R E M I S E S T h a t p a r t o f f �� N a r t h e a s t q u a r t e r o f " N o r t h w e s t q u a r M e r d o ' f S e c t i o n 1 f i , t T f i n . E a s t 3 2 8 r f h , R a i g e d N o r t h e a s t q u a r t e r P f n i M 1 e l e N o t h t y A L S O : e o s e e o c i a r e o s q e r o r w e s q u a r t e r . L o t 3 , B l o c k 1 . J A C K R U S S E L L R I D G E t S T R E E T A D D R E S S : D A L B E C = 3 0 8 5 H a m e l R o a d B o z i n e t / O f t e n = 3 0 0 3 H a m e l R o a d o d e n o t e s i r o n n a e o t 2 e . m a n g s p o t e l u u l " u u , ' e ' e n a l e v e l m w m g y n d e n o t e s e x i s t i n g c o n t o u r l i n e . m e a n a e a e l e v e l d a t u m B e a r i n g s s M 1 o w n a r e b a s e d o n a s s u m e d t l a t u m . s u r v e y s h o w s h e b o u n d a r i e s o f t h e a b o v e d e s c r i b e d p p e r t y , a n d t h e l o c a t i o n o s e x i s t i n g h o u s e . b e n , a n d s h e d t h e r e o n . I t d o e s n o t p u r p o r t t o s h o w a n y o t h e r I m p r o v e m e n t s o r e n c r o a c h m e n t s . T o t a l A r e a 4 2 8 9 + a c r e s O f t e n F e 1 = 3 0 . 9 1 + A i n c l u d i n g 0 . / 7 + a c r e s i n H a m e l R o a d D d b e c P a r c e l 1 1 . 9 8 + A c r e s Z O N I N G D I S T R I C T R U R A L R E S I D E N T I A L 0 6 - 2 1 1 Hennepin County Transportation Department 1600 Prairie Drive Medina, MN 55340-5421 Ms. Rose Lorsung, City Planner City of Medina 2052 County Road 24 Hamel, MN 55340 612-596-0300,Phone 763-478-4000,FAX 763-478-4030,TDD www.hennepin.us August 17, 2006 Re: Preliminary Plat — OttenBazinet and Dalbec CSAH-115, Southeast of CR-201 Section 16, Township 118, Range 23 Hennepin County Plat No. 3037 Review and Recommendations Dear Ms. Lorsung: Minnesota Statutes 505.02, 505.03, and 462.358, Plats and Surveys, allow up to 30 days for county review of preliminary plats abutting county roads. The Plat Review Committee reviewed the above plat at its regular meeting on August 15, 2006. The following comments are provided for your consideration: • The developer should dedicate a total 50 foot wide half right of way along CSAH-115. This action will help accommodate any future roadway upgrading, plus utilities, snow storage, signage, etc. • Converting the field entrance at the plat's northeast corner to a residential driveway is acceptable as proposed. An entrance permit for this change in use will be required. • Please inform the developer that all proposed construction within county right of way requires an approved Hennepin County permit prior to beginning construction. This includes, but is not limited to driveway and street access, drainage and utility construction, trail development, and landscaping. Appropriate forms can be obtained by contacting our Permits Section at (612) 596-0336. Please direct any response to Dave Zetterstrom at (612) 596-0355. Sincerely, Cc�v J5 ,r) James N. Grube, P.E. Director of Transportation and County Engineer DKZ/tln/rgb Cc: Plat Review Committee — Byers / Drager / Holtz / Johnson / Lemke / Lindgren / Wiebe / Zetterstrom Mark Larsen, Hennepin County Surveyor's Office An Equal Opportunity Employer Recycled Paper Bonestroo 0 Rosene Anderlik & Associates Engineers & Architects October 18, 2006 Ms. Kendra Lindahl Principal Planner C/O Landform 800C Butler Square 100 North 6th Street Minneapolis, MN 55403 2335 West Highway 36 • St. Paul, MN 55113 Office: 651- 636- 4600 • Fax: 651- 636- 131 1 www.bonestroo.com Re: 3003/3085 Hamel Road — Otten/Dalbec Plat BRA File No. 000190-06000-1 Plat No. 402 Dear Kendra, We have reviewed the revised Preliminary Plat dated 10-6-06 for the proposed two lot subdivision at 3003/3085 Hamel Road. The plat proposes to rearrange the lot lines on two existing adjacent parcels to create three parcels. We have the following comments with regards to engineering matters: • Drainage and utility easements should be provided over all ponding areas, drainage ways and wetlands. This includes the existing pond on Lot 1, and the wetland along the southern edge of Lot 1. • The proposed drainage easement in the southeast corner of Lot 3 should fully encompass the delineated wetland edge. • The plat should clearly show and label the areas on Lots 2 and 3 that are to be dedicated as right-of-way for Hamel Road. If you have any questions please feel free to contact me at (651) 604-4894. Sincerely, BONESTROO, ROSENE, ANDERLIK & ASSOCIATES, INC. Darren Amundsen Cc: Tom Kellogg Bonestroo recently rrerged with DSU, bringing together sore of the best regional talents in engineering, architecture, planning, landscape architecture, and urban design. Cur core ined team now provides integrated services in one organization. • St. Paul, St. Cloud, Rochester, MN ■ Milwaukee, WI ■ Chicago, IL Affirmative Action/Equal Opportunity Employer and Employee Owned MEMORANDUM TO: Planning Commission, through City Administrator Chad Adams FROM: Rose Lorsung, City Planner DATE OF REPORT: November 7, 2006 DATE OF MEETING: November 14, 2006 RE: Rising Sun Memorial Park Site Plan, Conditional Use Permit DEADLINE: February 7, 2007 Extended by Applicant ***Note: Upon closer review of the plans and survey, staff has found errors in the location and scale and can't state, with certainty, that the location of structures and setbacks are correct. 1. DESCRIPTION OF REQUEST The applicant, Richard Gay, is requesting a Conditional Use Pen -nit and a Site Plan to operate a cemetery located at 3365 State Highway 55. The property is 28.13 acres in size, is zoned Rural Residential and guided Rural Residential which does allow a cemetery under a conditional use. This request does require a public hearing and the City routed 1000 feet around the site for notification of the meeting this evening. 2. HISTORY AND REVIEW TIMELINE A. History The City received the original plans on June 6, 2006 and began the statutory fifteen day review of the land use application. Upon review of the application and the ordinance language for the review of such a request, the City began the process of updating the ordinance. The application Rising Sun Memorial Park 2 [November 14, 2006 Planning Commission] did trigger the investigation of the ordinance as the City hadn't applied the ordinance to any other request for cemetery creation in many years. After over a month of research by staff on the Development Review Conunittee, the City presented the research and a draft version of the new ordinance to the Planning Commission on July 11, 2006 for review. After much deliberation, the Planning Commission recoirunended additional research to be done and another review which did take place on August 8, 2006 (minutes from both meetings attached for review). The City Coimcil then reviewed the recommendations and minutes from both Planning Commission meetings on August 15, 2006 and September 5, 2006 (minutes attached for review). The end result of the last Council meeting was the adoption of a new ordinance for review of Conditional Use Pennits for cemeteries. This ordinance was not only for this particular land use application but also for the existing cemeteries in the city. The final ordinance is as follows, I left in the changes so you can see how it progressed: (d) cemeteries: (i) minimum lot area of ten acres; (ii) located with direct access to a collector or arterial roadway as identified in the comprehensive plan; (iii) all roadways within the cemetery must be paved and 20 feet wide unless the city determines that a wider road is necessary for public safety; (iv) direct views from all adjoining residential parcels must be screened by appropriate means; (v) buildings, parking areas, mausoleums, columbariums and upright grave markers that exceed 24 inches in height must be set back a minimum of 50 feet from all property lines; (vi) all improvements, including grave sites. must be set back a minimum of 50 feet from all wetlands; (vii) established and operated in compliance with the requirements of Minnesota Statutes, Chapters 306 and or 307, as amended; and (viii) sufficient maintenance and perpetual care funds as required by Minnesota Statutes Chapters 306 or 307 shall be established; (ix) an underground sprinkler system that has the capability to water all vegetation within the cemetery shall be required; L.L(/ monuments or markers within a cemetery shall be placed as shown on the cemetery's master plan or as directed by the city: (xi) mausoleums shall not exceed 30 feet in height and monuments shall not exceed 10 feet in height, with height measured as it is for buildings: Rising Sun Memorial Park 3 [November 14, 2006 Planning Commission] (xii) monuments and markers shall be constructed of natural stone, but no monument or marker shall be constructed of limestone, sandstone or any other type of stone that will not maintain relative permanency: (xiii) monuments and markers shall be structurally sound and be placed upon foundations of solid masonry at a depth and size so as to assure no settling or movement of the marker or monument: (xiv) concrete aprons at least four inches in width that are level with the ground shall be placed around monuments and be affixed to them so as to prevent grass, weeds or other vegetation from growing in between the monuments and aprons; (xv) a site plan acceptable to the city council must be submitted and reviewed under the city's site plan ordinance: (xvi) a master plan for the build -out of the property which includes the number and location of all burial lots; the phasing of selling/filling the burial lots: the assigned numbers for the burial lots: descriptions and locations of any other improvements to be located on the property; and a description of the cemetery's records retention system must be submitted and approved by the city council; (xvii) ground water tests shall be performed prior to city council approval in order to determine high water tables and any springs located on the site; (xviii) the city council may require a transportation plan that includes traffic management for burials, funerals and burial site visits; (xix) the city council may require an environmental assessment of the proposed use; (xx) in addition to the requirements set forth in this provision, the city council may require compliance with any other conditions. restrictions or limitations regarding the type, location, size, material, number. the manner of placement and installation, and removal of monuments, markers, mausoleums, columbariums and plantings that are permitted within the cemetery it deems to be reasonably necessary to protect the residential character of the neighborhood. B. Review Timeline The applicant has given the City an extension for the review of the application which will run out on February 7, 2007. The reason staff is highlighting this is that there will need to be a sufficient amount of time for the review. There are two months of possible meetings left within this timeframe to review the application tluough both the Planning Col -mission and City Council. The City Council will have to take action on this application at their meeting on February 6, 2007 in order to meet the extended deadline. Rising Sun Memorial Park 4 [November 14, 2006 Planning Commission] 3. REVIEW AGENCIES This application, especially being on a public water and state highway, has several agencies reviewing it for permitting. The city has multiple staff reviewing and the other agencies include the Department of Natural Resources, the Minnesota Department of Transportation, the Pioneer - Sarah Watershed District, and because of the wetland impacts proposed, several other agencies will have to provide a technical review of the impacts upon receipt of the permit for the work. 4. CONTEXT A. Level of City Discretion in Decision -Making: Site Plan and CUP The City has a relatively low level of discretion in approving or denying Site Plans and Conditional Use Permits. The proposed zoning and use of the property must be consistent with the City's Comprehensive Plan and Zoning Ordinance. In granting a conditional use perinit, the Medina City Council shall consider the advice and recommendations of the Planning Commission and the effect of the proposed use upon the health, safety, morals, and general welfare of occupants or surrounding lands. Among other things, the City Council shall consider the following: (a) That the conditional use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the irmediate vicinity. (b) That the establishment of the conditional use will not impede the normal and orderly development of surrounding vacant property for uses predominant in the area. (c) That adequate utilities, access roads, drainage and other necessary facilities have been or are being provided. (d) That adequate measures have been or will be taken to provide sufficient off-street parking and loading space to serve the proposed use. (e) That adequate measures have been or will be taken to prevent or control offensive odor, fumes, dust, noise and vibration, so that none of these will constitute a nuisance, and to control lighted signs and other lights in such a manner that no disturbance to neighboring properties will result. (f) The use, in the opinion of the City Council, is reasonably related to the overall needs of the City and to the existing land use. (g) The use is consistent with the purposes of the zoning code and the purposes of the zoning district in which the applicant intends to locate the proposed use. (h) The use is not in conflict with the policies plan of the City. (i) The use will not cause traffic hazard or congestion. (j) Existing businesses nearby will not be adversely affected by intrusion of noise, glare or general unsightliness. Rising Sun Memorial Park 5 [November 14, 2006 Planning Commission] (k) The developer shall submit a time schedule for completion of the project. (1) The developer shall provide proof of ownership of the property to the Zoning Officer. B. Additional New CUP Requirements The applicant did submit several rounds of plans to the City after the final ordinance was adopted by the City Council on September 5, 2006. Staff has reviewed and routed those plans to the outside review agencies each time the applicant has submitted additional information. The latest set of plans were delivered on Thursday, October 26, 2006 and routed immediately to all the review agencies. C. Surrounding Land Use and Zoning The site is zoned Rural Residential. The adjacent properties to the east, west and south are also Rural Residential. The properties to the immediate north over Highway 55 are Rural Commercial Holding, see below. Cty cl Ide:ana Zcning Inbimalicn: 2305 State Hgbe: y �5 Rti rd Sun Nemafial Pan: CUP and Sie Pbn i Legend Row l R" iv • Medina Parcels Zoning DISRIGIS ZONING 5P 111111lut L___J FUG PUD•E R O{�N� PUDI tl�jej? RR1l AG C P I'- i PS MD RR-2 Ri1G-1C 1�! j FUDZ IF.:.o-I RCH RR R1L ER r`1 uR',. RR-UR ®5� _� UC UR D. Surrounding Neighbors: Impact The City has spent some time reviewing the land use impact on the adjacent residential property owners. Staff met with Mr. and Mrs. Litts who live to the immediate west of this property (see aerials and photos on next page) and they have many concerns about the cemetery. The things that they stated to me at a site visit were: prohibiting use of the easement to the lake on the south Rising Sun Memorial Park 6 [November 14, 2006 Planning Commission] side of the property, access for funeral procession being only on Highway 55 and not through the residential area, the proximity to the cemetery and proposed burials as they are within 50 feet of her backyard, screening including a six-foot cedar fence and additional trees, proximity to the well on their property, requirements for sprinkling -not using city water, the conversion of the house to an office and the non -conforming setbacks on the west side (20'), hours of operation, prohibition of future crematorium, the scattering of ashes and the general density of the proposed buildings all near their house. One additional thing to note is that the survey and site plan show their house as facing east/west when it really faces northeast which is a direct view of the building area (see photos below aerial). Rising Sun Memorial Park 7 [November 14, 2006 Planning Commission] front of house Staff has also looked at Mr. and Mrs. Wong's and Mr. Soberg's view and proximity to the proposed burial areas and any concerns should be mitigated. Staff was unable to meet with these two property owners but was provided . some photos of the views to the cemetery for consideration (See the Wong property below). The Soberg's live immediately west of the Litt's and do see nearly the same view as the Litt's. Rising Sun Memorial Park 8 [November 14, 2006 Planning Commission] Looking north on the Wong property E. Natural Characteristics of Site The site has significant natural features including Peter Lake and its surrounding wetlands and marshes. The topography of the site is typical of a property near a water basin and has steep slopes near the water and around the west and south side of the property: These two sides are very steep traveling up towards the south and west side and are much flatter near the center of the site and low near the lake. The Minnesota Land Cover Classification System data shows swamps, marshes and some mixed scrub trees throughout the southwest comer of the site and in between those features are emergent grasses and mixed disturbed vegetation. .,i1ta*ff'- 1<-e'a.mp...k.a C.sr LW' ...17� .0 as un.•0,.1.w10•117• uu.ti rxr.e.rra re. emu.. . ro.n��µ�rn.. uruvo �. Mr. , � ..•••• Rising Sun Memorial Park 9 [November 14, 2006 Planning Commission] 5. ANALYSIS: Site Plan Review A. General Notes ***Note that a proper review was not completed due to the recent errors noted in location of structures and scale of plans. The site plan shows burial sites, Mausoleum Crypts and Niches, Columbarium, Private Estates and Pet Burial areas. There is also a memorial garden, walking paths, house converted to main office, maintenance shed and two sign areas. The developer stated in the previous letter to the City that there are a total of 5,000 burial sites, 1,440 Mausoleum Crypts and 7,500 Columbarium Cremation Niches for a total of 16,940 sites. The new letter says there will be 7000 burial lots, 7,500 cremation niches, 2,500 mausoleum crypts and 46 private estates for a total of 17,046 sites, an increase of 106 sites. Staff still finds some discrepancies between the applicant's letter and the site plan but they are minor. The trice number of sites will be a part of the final master plan and will be final. The master plan will also include the phasing of the improvements and timeline for construction which is outlined in the applicant's recent letter. The developer did not provide a color rendering of the new site plan so staff prepared one for review to see the changes, see next page. The site plan now shows the 50-foot wetland buffer and area where upright markers over 24" are prohibited. 1a-Zr, Oro a U 41..,141U:Ittt' 4;--m• so' Ott ti &FL' � ��,ri314 emnLner, se y� _��.......t �r _ . t .........car— r�=4:4; 1 �� 1:75:" � mac. Vtrer:.S.'_...... w. tIKIB101t tI1W1R a •-, f faa IICWt p�,rr•.r� rani: P. Ittnn oN.......... . 0 ...a... o, 1 iV a E I • % zlf;�rI E �1 1 II The site plan also shows a, "cement washout area" for which the city will need more information. The City also needs a septic design for the secondary site and a report on the current system to ensure compliance. The site plan also incorrectly labels the impervious surface maximum for the site as 70%. The property is in the RR Zoning and that impervious maximum Rising Sun Memorial Park 10 [November 14, 2006 Planning Commission] is 50%, but the property also falls in the Shoreland Overlay District which has a maximum of 25% impervious surfaces. The site plan currently shows the impervious as 10.6% which is in compliance. The City asks that the Site Plan is relabeled with the correct impervious maximum. Building Elevations and Materials There are five buildings proposed for the site and all of the structures except the house will be taken down. The elevations are included in the packet for review. The elevation of the largest building is not provided and will need to be reviewed for size, materials and building height. All structures will have to follow the newly -adopted ordinance for setbacks and height. The City requires that in the next submittal, elevations for all the proposed structures are submitted. Due to the visibility of the project and structures from Highway 55 and nearby residential neighbors, staff suggests incorporating architectural guidelines, similar to that in the commercial or PUD districts that describe types of materials, their percentage of the structure and prohibited materials. Setback's The house does not meet the setback of 50 feet for all sides. This is an existing house however and may be grandfathered in for the requirement. The old setback was 20 feet which they do meet (25 feet from the side lot line). The new 50 foot setback from lot lines for all structures is being followed with this site plan with the exception of the entry monument and sign which is around 5 feet off the property line near Highway 55: The other setback in question from the last submittal was the 50 foot wetland setback. This is now being shown but the pet cemetery stones (above ground) are still shown in this area. There shall be no structures or remains of any kind in this area. The applicant may also need to get a variance from the wetland setback for the new road that does fall within the setback area in four locations. MnDOT has been reviewing the application for the highway improvements as well as the setback for burials on the north side of the property due to the widening of the highway in the future. The attached memo outlines the need to purchase the 50 most northerly feet of the property to expand the highway. This would leave the burials right up to the new future roadway. Because of this, the City can require a 100 foot setback for all burials from the north side of the lot. Landscaping/Tree Preservation The site shows minimal formal landscaping for a cemetery. The property does have some tree areas that are not going to be disturbed for this project but a cemetery generally has quite a bit of formal landscaping. There will be some tree loss (101 caliper inches) mainly for the construction of the private road. The City doesn't have any landscaping requirements for a residential Site Plan other than those used for screening and staff will reconnnend additional screening and berning as necessary. The City does have a tree replacement ordinance but the removal of trees for a street and driveway (and under 1 acre in size) are exempted and therefore the applicant does not have to mitigate the tree loss unless the City Council authorizes this. The plan does show some mitigation of the trees but they are the ones generally used for screening and entry. Rising Sun Memorial Park 11 [November 14, 2006 Planning Commission] Wetland Assessment/Impacts There is a significant contiguous wetland on the site from Peter Lake. The applicant had the wetland delineated and updated on the survey and site plan for review. The boundary was approved by the City's wetland scientist per the Wetland Conservation Act and the City Council determined that there should be a 50-foot setback for all structures from wetlands. The wetland buffer areas will require a planting schedule and the grading plan should show this area as included for easement. Bonestroo has also prepared updated comments on the wetland impacts and has determined that a full wetland permit for impacts must be submitted for review by the City and outside agencies. Engineering: Drainage/Grading/Transportation The applicant has provided a geotechnical report for review and the City has corrunented that there may be areas of perched groundwater throughout the site. The City will need more information detailing what steps will be taken when groundwater is encountered. After consideration of the site and the comments already provided by MnDOT for the entrance, staff did not feel as though a transportation study needed to be performed at this site. Similarly, staff did not feel that an environmental study was needed as the applicant provided the geotecluucal report and the wetland delineation as well as the receipt of preliminary approvals from the DNR. On the most recent submittal, the applicant is showing storm water treatment including a rainwater garden with a planting schedule. The recent plan also shows a temporary sediment trap and excess soil area. The grading plan shall be updated to show that the excess soil disposal area is temporary only for construction purposes. Pioneer -Sarah Watershed District and DNR (Shoreland Overlay District) The Pioneer -Sarah Watershed District has finished the preliminary review of the project. The attached memo, dated October 17, 2006, from the watershed illustrates the Storm Water Improvements needed that the developer has implemented in this recent set of plans. The watershed also pointed out the pet cemetery in the buffer and agreed with the City's recommendation to remove that. Torn Hovey with the DNR, assisted the developer using aerial imagery to try and identify the Ordinary High Water Level. The rough estimate is 964.14 for this public water basin. Peter Lake, 27-147P, is a RD Recreational Development lake in the Shoreland Overlay District. The lot width requirement at the Ordinary High Water Level is 150 feet and the structure setbacks are 75 feet from this mark. Using the rough estimate, this appears to be in compliance with the ordinance requirements. The City will require the Ordinary High Water Level to be established by the DNR for this basin for the master plan to ensure that the setbacks are.clearly delineated. Lighting This property is in Zone E1 of the city's lighting ordinance. This is an area with intrinsically dark landscapes. This zone includes rural areas, including rural residential areas, where preservation of natural darkness has been identified as a high priority. The ordinance doesn't have any standards for residential lighting. The Site Plan ordinance requires a lighting plan and the applicant has provided one that shows some new lighting at the site and the foot candles, but the footcandle measurements on the site plan near the entrance are not readable, the City requests Rising Sun Memorial Park 12 [November 14, 2006 Planning Commission] the font to be greater. The applicant doesn't show any lighting near the entrance sign area. The plans shall be updated to show additional lighting if implemented in this area. Parking There are not any ordinance requirements for parking for a cemetery. There are 17 parking stalls shown at the site including one handicap stall. Staff feels because the road width has been increased to 24 feet that this number of parking stalls is adequate for the near future. Staff further feels that there should be an area of proof of parking so as to accommodate any future parking issues that may arise. Access/Service Road/Fire Access The development of a cemetery will cause the access area on State Highway 55 to be improved. MnDOT has weighed in on this development and all the correspondence and recommended specifications are attached for your review. MnDOT has given the applicant two choices for the improvements related to the left and right turns into the site and the City engineer also needs to approve the improvements to not only the entrance but throughout the site. The submittal before this one showed a private road through the site ending in a cul-de-sac. The Fire Marshal wrote a memo to the applicant detailing why this was a poor design and thusly the site plan now shows the drive as a 24-foot wide loop road. The applicant letter says that the Fire Marshal requires a 28-foot loop road, which may or may not be an error. The road will also have to be designed to a 9-ton standard for the entire loop to ensure that emergency vehicles can utilize it. When funeral processions come through they will have to pull over to one side to allow for a fire truck to navigate through the site in case of an emergency. The city will also take an easement over this area and will post one side as no parking fire lane (see attached memo from Fire Marshal). Signage There are two proposed sign areas for the site. The detail of the front entrance is found on the last sheet of the submittal with the pictures of the site and typical monuments and structures. The scale on the drawing equates to roughly 32 square feet of signage on the north side of the property abutting Highway 55. The site plan however shows in print that there is additional signage inside the entrance for which we do not have any details. Trash Enclosure The site now shows a trash enclosure that is adjacent to the maintenance building. The city will need to see the elevation of this structure and the materials, which should be consistent with the maintenance building. Additional Items: Easements The city will require easements over areas of drainage and utility, wetlands and buffers and roadway areas for the entire site. The City will need the legal descriptions from the applicant's surveyor for all easements for the property as part of the approvals. The City is in the process of reviewing the title work for the property for consideration of the easements. There are two easements that show up as recorded against the property and only one is shown on the survey. The city will need the survey updated to reflect both easement areas. Rising sun Memorial Park 13 [November 14, 2006 Planning Commission] 6. OTHER CONSIDERATIONS Due to the proximity issues to the residential properties and future improvements on Trunk Highway 55, the City should strongly consider having no burials within 100 feet of either of these areas. As stated before, the plans show the houses on the west and south in the wrong location. The house on the west is really 58 feet from the property line, not 80+ feet as shown on the plan. The same goes for the property on the south, where the house is approximately 150 feet fiom the property line. The reason staff is strongly encouraging a uniform increased setback is due to the permanency of the land use of this site. The second consideration is regarding some of the other concerns of the nearby residents such as property values, the use of city water for sprinkling the site which is a requirement in the ordinance, the prospect of a future crematorium, scattering of ashes etc. Staff recommends that a discussion be had on all these items and more with regard to possible conditions for the cemetery. 7. RECOMMENDATION Staff recommmends that the applicant update the plans again to show at the very least, the correct boundaries of the site, locations of the adjacent homes, and scales on the plans. Due to the timing of the project and cancellation of the last public hearing, staff recommends beginning the land use discussion and moving forward with the correct plans at the December 12, 2006 Planning Commission meeting. These conditions below are tentative due to the error in the plans and other issues at this time. Staff further recommends that the following topics be discussed for possible inclusion as conditions: • prohibiting use of the easement to the lake on the south side of the property • access for funeral procession being only on Highway 55 and not through the residential area • the proximity to the cemetery and proposed burials as they are within 50 feet of two residential backyards (staff proposes a 100 foot setback on the north, west and south sides for burials -not headstones but rather bodies) • The future expansion of Trunk Highway 55 and the permanent land use. The requirement of 100 foot setback on the north side for burials would solve this issue. • screening including a six-foot cedar fence and additional trees on the west and south side • proximity to the residential wells • requirements for sprinkling that doesn't use city water • the conversion of the house to an office and the non -conforming setbacks on the west side (20') • hours of operation • prohibition of future crematorium • the scattering of ashes • density of the proposed buildings all with immediate proximity to the resident to the west's backyard Rising Sun Memorial Park 14 [November 14, 2006 Planning Commission] The following conditions relate to the overall project at this time: 1. The developer should survey out 500 feet on the west and south side to show the correct location of the houses and their orientation to the site. 2. The plans should all be updated to show the correct parcel line, building locations and scale. 3. The entry monument and sign near Highway 55 shall be moved to meet the 50- 100 foot setback from property line. 4. The elevations of all proposed buildings shall be shown as well as the building materials. 5. The 50 foot setback from wetlands requirement needs to be shaded on the site plan. 6. The wetland buffer areas will require a planting schedule. 7. The pet burial area within the wetland setback area shall be relocated on the site. 8. The Ordinary High Water Level must be field established and surveyed by the DNR for this basin for the master plan to ensure that the setbacks are clearly delineated. 9. The existing septic system and secondary location designs should be submitted to the City for review and compliance. 10. Additional screening by way of fence or benning and additional landscaping shall be shown in all areas with proximity to residential single-family homes. 11. The trees used for screening shall be evaluated for height and caliper inches. 12. The landscaping plan shall be updated to show the planting schedule for the wetland buffer with a recommended MnDOT seed mix. 13. The lighting plan shall be updated with a larger font to show the foot candles clearly. 14. Proof of parking shall be shown on the site plan so as to accommodate any future parking issues that may arise. 15. The private road will require a 9-ton design standard for the entire loop to ensure that emergency vehicles can utilize it. 16. There is signage shown only at the entrance of the site, the size and location should be discussed. 17. A separate plan shall be created to show all areas for easement purposes. 18. The Site Plan shall be relabeled with the correct impervious maximum per the Shoreland Overlay District. 19. The City will need more information detailing what steps will be taken when groundwater is encountered during excavation of the site. 20. The site plan also shows a, "cement washout area" for which the city will need more information. 21. The soil excess area should be temporary only for construction and labeled as such. 22. The City shall implement architectural guidelines for structures. 23. The final master plan shall show the total number of burials, the delineated setbacks, phasing of improvements at a minimum. 24. A letter of credit for an amount approved by the City engineer for the site improvements shall be required. 25. A separate escrow shall be required for City construction maintenance. 26. A development agreement prepared by the City shall be required. 27. A separate easement agreement, drafted by the City, shall be required. Rising Sun Memorial Park 15 [November 14, 2006 Planning Commission] 28. All legal descriptions of easements shall be submitted to the City in Microsoft Word format and approved by the City. 29. All final conditions of the City shall be requirements for the development. 30. All final conditions of the Fire Marshal and Building Inspector shall be requirements for the development. 31. All final conditions of the Minnesota Department of Transportation shall be requirements for the development which will include a permit and financial guarantee for the construction. 32. All final conditions of the Minnesota Department of Natural Resources shall be requirements for the development. 33. All final conditions of the Pioneer -Sarah Watershed District shall be requirements for the development. 34. All final conditions of the Minnesota Pollution Control Agency shall be requirements for the development including a permit for the grading. 35. The applicant shall pay to the City all fees associated with the review of the Conditional Use Permit application. ATTACHMENTS: 1. Applicant letter dated October 30, 2006 2. Development Plans 3. Colored Site Plan 4. Photo #1: View of Entire Site Area 5. Photo #2: View of West Boundary 6. Photo #3: View of South Boundary 7. Copy of Resident Letter sent to the City and signed by multiple parties near the site (letter has same content, multiple signatures) 8. Kennedy & Graven memo dated October 12, 2006 9. Bonestroo, Rosene, Anderlik & Associates Memo dated November 8, 2006 10. MnDOT memo dated October 24, 2006 11. Pioneer -Sarah Watershed District Memo dated October 17, 2006 12. DNR email dated October 17, 2006 October 30, 2006 To: City of Medina The Rising Sun Memorial Park is a non -denominational cemetery. It is for everyone who chooses to live and work in the community, regardless of their faith or beliefs. It is designed to preserve the natural habitat and minimize hard cover so as to retain its greenway attributes. With that in mind, we are currently working with the Minnesota Land Trust and others to effect permanent conservation easements along the lake, wetlands and other areas. Currently, there are three Catholic cemeteries in Medina, which does not address the rest of the community at large. A cemetery should anticipate the future growth and diversity of the community it serves. It should provide the various options of internment the public requests today, as well as in the fixture. The State of Minnesota says the Greater Metropolitan area will grow by an additional 1,000,000 people in the next 15-20 years. This translates to approximately a 23% increase with large increases in the age 65 and over range. Understanding that, a small cemetery such as ours must take these population trends into account for future planning needs just as any city does. Most cemeteries are community assets because of their links to the community through its history and culture, with its citizenry. Rising Sun Memorial Park will be that as well as a greenway asset. Maintaining Natural Character The property now has many wooded areas and hills providing excellent screening from most view points. We are adding additional trees, shrubs and landscape -type boulders along the areas abutting residences. Additionally, over the next several years, more trees, shrubs and other landscaping will be added as we sell properties and review each area from various viewpoints, much as an artist would develop their paintings or sculptures over time. We will have walling areas, nature informational signs and possibly some historical plaques with interesting facts. Care and Maintenance The care and maintenance of this cemetery will be guaranteed into perpetuity by putting up to 20% of all internment property sales into a perpetual endowment care fund. This is mandated by Minnesota law for all new cemeteries under Minnesota statutes Section 306. Older cemeteries and most church cemeteries are not required to have this care fund, and that is why some have fallen victim to disrepair. The care of the grounds may require the use of some fertilizers, no different than if this was a residential property. All fertilizers must follow the same state guidelines. Additionally, there are buffer zones between the lake/wetland areas and the cemetery plats. This is a result of the various setbacks required, which will work in concert with the conservation easements. Entrance Area The city Fire Marshall required us to have a 28' wide entrance road. This has necessitated redoing the current gated entrance and fence area. As per our drawings, we are using virtually the same footprint as the existing fence and gates for the new ones to accommodate the wider driveway. Signage will be included as part of the replacement fence. This creates minimal change to existing conditions. Character of Neighborhood The areas along Highway 55 to the north and to the west, on the south side by Pioneer Trail, are soon to be developed, commercial areas. As Medina grows and the Met Council puts more pressure on it to accommodate certain growth patterns with higher density, it will require some degree of compromise and creative solutions. Our use mitigates this by permanently preserving the natural character of the site. As this property could also be used for government buildings, churches, outdoor recreation, golf, etc., the impact of many of those uses would be far greater than our use. Everything is subjective. Just as some may like living next to farms, others may not like that and prefer more of a park -like or natural atmosphere. We have spoken with the County Assessors of Hennepin, Ramsey and Anoka Counties regarding property values and marketability of properties near cemeteries. In all three counties, they said they have not seen any cases over the years where there had been any negative impact on values or marketability. In fact, the Ramsey County Assessor said he could probably make a case for it being a positive to be next to or across from a cemetery. He said the park -like nature of a cemetery and there being fewer neighbors to deal with could be seen as a benefit. Build Out Due to the easements and setback changes, we have restructured our numbers somewhat. We are projecting approximately 7000 lots of various sizes and types, 7500 cremation niches, 2500 mausoleum crypts and 46 private estate lots. We expect to have the roads with associated grading, wetland mitigation, etc. constructed by late summer. The maintenance garage, landscaping, irrigation, etc., is projected to be complete by fall. We anticipate the construction of niches and private crypts, to also be done by fall. We anticipate the first mausoleum garden crypt building to be under construction in the spring of 2008. The overall area of the three mausoleum buildings and the maintenance garage uses approximately 2500 square feet less area than the current two barns and the fenced pole barn area. Additionally, by placing the new structures in the same general area as the existing barns, there is minimal change and keeps appearances much the same. Miscellaneous We have agreed not to allow any gun firing for veterans' ceremonies due to the area. We had proposed, within the original setbacks given to us, an above -ground only pet area (no burials) for approximately 500 animals, which was included in the original plans presented to the city. There would be memorials in various stone shapes similar to field stones scattered in a farm field. Since this is a non-invasive use of this remote area, we respectfully request it to remain. In summary, we feel this cemetery will be a tremendous asset to the area, affording people of all faiths and beliefs a quality place of internment. It will maintain the natural character of the area, adding to the greenway of the city with conservation programs in place. We look forward to a long relationship with the community in preserving memories. Sincerely, Richard G. Gay Principal 1= li c F. F e �g )i cg F 10) o a t n3 c L0 L heSINI• Y 1U.CIS PY'G: CI r VNIQ3IV VNI031i C.ia3`1101 3JN3aA NOI1a01 \ 103('Odd g07 9 Z L�0 p G5\0°' NVId JNt011ne 30NVN31NIVNI t' LV NVId PVn3lOSnVW N30tIVO 0' LV dVW SIIOS ONV S380101d 311S S11V130 ,Wl11fi 38 311S 030aV1N3 Wald 3dVOSONti1 3i1S L'91 NVId NOIiVOIM1 / 3dVOSONVI 311S 0'91 NVId dddMS 1'51 NVId 1N31413S'd3 30VNIVLIO 311S 311308d AVM3Al2:1O NVId ONIOV:10 NVId ONI1H0I1 NVId inakvi NVId NO111101130 31IS 311 S 311S 311S 311S 0'91 0' Ll 'GMns / SNOIIIONOO 9NI1S1X3 011 133HS 31111 ill NOI1d180530 133HS X34N1 133HS u2 wyea.QaaFs'Hw ISCS.1921913 SOWSttCSt1 OC1S5lF1»'YI'»1R143 031 W,S V41.4S L:.119S3 CE311r1191 A 0091'9rot011 t. /MS 4-"S>s+51'47=u4d .441.Y C+CZ 1:5151 MID 'J aEIV/H0111 1:10A a31:11fd3ad d10S3NNIW `dNIa3W !Wafting 6uuaaulfilr_. 6uruueld uospen Heaps �r u 'H311Mo 3H1 0l 1500 OH IV NOa3Nk15H00 mama 030VITY0 1I3fUA 3A081? 3H1 30V1c521 210 211Yd3a TPoHS 21017Ya1t103 3111 own 3H0330 53afLL311a14 0311100 H31H0 a0 53A1VA '310Ht1Vri '53414 '5111101103 '53113Y0 453211M ON00a0N30un IlY !O 14011V301 a03 S3W71111 onand 17Y 13Y1N00 TM15 8013YN1t403 3H1 JNINiIVM NEllid 11/11:101/113IN Nns ONISIE1 0'Il ZOOMOZ1 13M00991-L arr saoA3AHns ONV1 • •'0141 00 NOSflIIOC B AaaY11 AlNI103 NId3NN3H •:Oima412,n4030 SS AMU31N1S SPEC M.LI$ NOSTIN V'N:IVEIN:4"1"101[ :.103 3l11MS 031d11H30 Ts: Y...•.rd wa armalwa wawa I-1 1 4.64.. 216.a0110 •.IT NI Y 1 •1l ww aaaw van F•.IM•tl Cry 0 La. 1 i•a F. wawa. pus It. -1 H Mral s. i 1 N d..c• HN 19..1 tlM1.t [p114 1 I 1 1 S1.SC13f1 ligiiiaLIMMESMIIiiiitagi 133d 00 = H0NI1 31VOS TWOS ON lIVIACI ]dld NO2:11 „� >a� I 4..�. 1 J 1 1 im aril n�m-• Htne1>y iT� aluo�iuln Fw` �f II alr� ilalua�u'mnvn wmi TM I maaSW m I .. 1 11ttf•ol au � \� ', \ ,%. _ ._ )J._. ▪ .__ (IL_ / tl'alZl M.9L,Bi n9 s..., 1 `e \ �1 e .r.^Ma tl�t tliloi umnmk+m'., I f Mal 1•124 I 1333 Ill 31V3S On Oil OP O Ot 00 0..1 PA awn 2.1.63 •.d tWl (..0 4 ..10.42) 0.1 •+0261 00..4 V +11.Oao1 O.r1 4 .00.y 441 e...iw2 4V A,. M.b drWd an awn 44.43 440 .1..00 .I.0w 1..r..n 11444 • ON3O31 • a4.,,.1a J1Tu ttp •�i.. n•r. •wrsw+.•f i • w �ti r r+ •.• m • . OWN •• rat ••si .�ii..0 •• eon payola.. Okado. •.•• .. ,..I.. w pn.. MI .1 w KIC- W... NIT.�f�w Mr�r w.0a to mra• ,d1.• 00.4 w WA Mt. •..f-.•. w':1� .1a •.•.•.a e� . ••••• n no.a w...•• www.wa wu.w - WI,:ti�MO.wnVt.'" .0..1.0.•• •n.... a�i. 5 v; V t.� ..1-tt ty.•w tyR T maw 4 4.....seiu e a Ru7 ai loop by... YAW w..+�.0�..y • • .:1 •.,.414•.1.11 :S3101,11VU3N3O 'A. 11 4m.' !a 4... P4. Owla.ww •ugalHw •1 091 G •a et e4oa=• C •H 10."11. 0 .41 Awe A, 4.� l •.. 0 Yi.4 Wil W Im 1,40.0, f.. P. 1.... 0. all 1.3 N1 iVaa TL •0.•tl Ill 4...01 S W10.L '1 t•l 14....0 0 tlY NOIldl l3S30 1VD3l 1 ` OS'1CGS-a PVVLS .61,IC.S• v 1•irt a is rw me 4P 1tl o 111404 art a 21•1433101 1 Inli"1�ur yrn N. O ,IYi Loa -V - — - - ----1iJ-� 1S.— usO['1'1sv--a �l OL —1 ,usat- v L Nna A3A00 S >10019 "': 0 7� i �.a al Java y '� L y1,01 � .11:1/ cuIna nlo M 1'a1,11lula 1'i• JC° C1 .et.l Ma. 102.01.1 e. taa•e .ff SG= sw111 CFO - 30.10310710 L — — — - ,1%. U. ra dVIN A11NI31A r, an Aasard a 31301c3 roar* rr 0 nh tr E R E a pC 8 9 t k!kI ©u] m_ 0 Q 5 Y Z 1_ E. iP =g i� r • n 113.0 01 3563 Cu Lr 14331414 3 4134...3 1134M 3A0ar ]IIt 3311.M. w430 1111.3 311 q 3none =114LLTYG O:Inn0 lama no SW.n 531dnlm 53a61 '21310rm 'ate 53nW OalonOmdn 'rtr Jo o curd YOJ MO. an. -ry LT'. = TTa1a wlartlllm 3.11 SHINMrM Lill M ;Tr.'S cal 011 w o A b Slncd3a 1•nterr 1.34 TrIl ru:vee n1 L>ucua O tINd991 NOW10H T'LUL3 3Y InnaS C 433,11 :+LL=o 1=31444 a a..f 1Cd.1a : MOM TM." wr now 12.0•1anl A. dung s+u3ra w.0114.s d�itsrl 3,4 311 a 43.3 >u MtKILTICXXI IH a a. 31 � tn.. p a1 Cr.1422 .14.41.3 u c M..d urll 3c: T11 —Snri: SIN IVAOHA ONV N 111 iu / c3.0113 34 01 nH.a ant51A 18 CL mYl- 033433 aMUSD] 30 CL 331131 o z5 31RT0... OL 03NIICI30 3a °Nona la nl 571111 CL IRMO 0145113 �j r 1 r OW.31 30 01 TT. 331110 1 934.1 a+1 03.0331 ]O mna a3AOrtitl 10 C1 LLMW 0310u 3.4.10 5"33M MAI al UM lTr as red minnm3 0.311331 30 01 3.34 M 7 tl a i pLt E O 6 y A N 8 © UI 0 m D A :wI 6 SF 1 1M 'maid. at ?OTOS KV,a ArT1.21..aamc exv im--1.0 )a.a .41.TJI rala MS. Mt. el TAT Nat ,r10 rats on vat tal Stort Man Ts 19.9M M It. =CI N. 17. mC.We 7MASTAI G.e/ 1.G7 at t. Iev.G Mlts ISn .t Q toner nusas Gwrx uno•cc more MASS =AU Q Nalnnr 9.111t Ni.. la1 Cra Q L. rIn 1.0.1'KU TArrt to Y)anNtn a IAa tonal ten. Mu= unto. Q GM MAMA/ AMC CAM. 1n>rolw glom. nrA Am Q Amauu SIQsaYa Linn 1919 Or �Knit© 3Gnm. awwrtun I O 1,11151 heat lit. At. 1.4 mamma pi .2-cmn At. C. tHmc .aa a..., t . GLUnte Cm AUA ile 01 Mat 1..XCCU M J ON3031 1lIOAV1 3115 Szmin CrH Imaa mivxL"". ai PF.WMIT,r7 �a MI .I Wu .. tCYrr a rre WIC.= 11.9.4. sllO.la I' r•C.s Lmm .1 -1.» G �.1.tt,. aama 1.710.1 Cl. 110 xm.l Tim s Al }Sleds 3511 IEn 1mN. A 'M.. Lni.MINA.10 SAG..I i (1113031 toad O1iLkId cuneYsnare y3a NC Sawn cn) .Sa r1s Tmr lA1 - '1,t, Oa Im-W) AT=n N.n eradni A Y AI Q] - rn m rent 40.0mam 0lamiya `1AA1•0..IHr (44 It:-1 rsoe GO Lac eus CrrAsunaa ...,eM .x .la.1 nQ XON3031 NOIS lint[ IMtlae 1 .4=0 GI mn..w .7•IS YesW± Col-m.3w torten so. -la l nNcl'iK7.10144 n. s In..As a im Mate) 'Cr WI -tPee OM wt., T CA -rIl'I mtro a Ir. nMnu. TIVAGr13 Assn T AISI -r1W l 1'Met n l Get nI - Y)VI CA:YV IYMI avrirms 1N3Y1d013A30 'WC I1nN. 1sYMlaOI Ml nnN Aeaesr at pm YSwdCA 0.4 SSIVm =At a iM(S MIN m lnl lNl Me4 '15.'ass.1A el. MI. At M Tl.. G. llr 2.2 .cv 411 own. c•rr•i OM. St ssn I1n'.S C Ytv4 1eMNo c11.21 i-AGG . M.. Gm munNesm 11M A sIY4.° 381 IRIGx lb[t LNa iMK IOL'rsllll+ }LL '9nClUi MA A Writ AU CI GC. SL9.1.99 el../11 D4 n E.= lt+Arc°A A�3 tim an . art md.�l rlolYLL +gym. tort o SGT. 11.11 y'v. =AM A rA 3.1Cl a]Aa A.Sn9 YRTa '35.4.Wa CAA. SST. GM A 37/. a ner •..a•S sw3.bna na sake 401 G. tors tea :Y1T wa -3 11 74 e s tt PT . NM Aa . 1.711 a SJrinH�ltl WWH tl4rlra tM TOM.. eCSM A am nu ISM1CYCar M CInYClY3J 10 imme syCi 'rn T11 .11611 lNt A .W n.c} am GS ma. Cl Matson rnn a {Lail abnmen 1.tsYiS la CI A sN.YJ A .ma 0.2 µIV S31ON 311S - SUM WWII -/-/. ma°i.1 ems/ ?.° ♦,-i ♦k •.'�, 1.3 / A \ a 41 i1 a • i- a `\ +c`Q'i?4 vAvs As 1 4 i ..rva acrnY 01 clLrsw:J ' \ n`l 4:Nf a . 1utd TAT. owls] ' n i ICR135 ditll35t AS - - p 1 1.0 . /fJgyC r! / * / \ a I ° i r f 1 �r I //// \ Y.".9LIZn ♦♦� 1aens mYrrur A; I/ t �// .' o � / 30w.W / ♦ A �t '/� ' / Ia I l / F I /\ / . 1 a / \ ��\ ^/1ee ' i L 1 n //♦ \\ � . : f a /. \ \ _ + a' ' Arnasn N \/ acetls wrm� \ I- . 1 A I• soon .i `/4 \ 11114 I* St.\ \ \ tel :w vela ❑ A.CaY"Ja1dt LAC. nH SIN3113. I.11 0l98 SS atNNSN C.0aChd Y4nM1iMUM SSYd111 = IMI SILOITI S]nn nlrnn9 WIOL 9n SS 'saw '. S/X1 SWAMI +nn °Nam mos ..1"1"4 'Rs re, Ama wrid ON11Non w es 1.1 COI .6 4.1 • uo AND la wwant id ER ,. gtot! ho! a t. • rro zp,ss _ ,i/N103V4 AvhweINH 21V 19 "Ce SikiVd 1V11.10YiW3ltd Nflft EIN18111 lettrnm atIti 1.31,0.4 .„ uosP L— 9 7 2I s UI g cl O 3EF C] � d a gig iL °£ Hint t .>,I 9 °vE ig; K a 1ao•uV»:namnx n�i P 4 YF 'Y.OSCYn A' 1120 CS soar o at WL aG n "100Y aS'! - SS Win 30,0F1K snamm A Stai,tm 031trUCDS ROT 01'0 - 15 51•a 3TJMT2 WIWAlt3d11 300010I00 90.1310 00Y1 CW WILLA .01,Wil LOW 3VJY LII CDC OW 10/Y1130 CnclnyAl MT SG l3W Te101 Y101 334411OS SIIOVIedY11 JWCfc0a cm/WA SIICH30 dn1d:Y Cur 10035 watS 03S0011101 S310010 coscri Ya SJTO LHI 5/1ca30 'drgl YalYUJ✓r315 WroOd1n1 5110091 VSW 1110 11SW 31.383000 530030 33Nr100u tA3UIWLSIC3 s;OA "..11C100 1310.01100.311013C,0 SILLTOS • '_w01110 CMICad Z11C100 33011 toss scow. HOG003 S11ao= 31A1 Jnnw 11 511CH30 MOOAa 0330d0111 SWUM WOOCO 9Y151A3 S31003C -00000 cnnonc000coc- aec • ON3031 OK. 31H Jai 03133003 SY zit MTh LSNdCllddt 3111 tow 01933 OW 'C3gNMd 1.13 ,N500 3Hl I1/114 MOM= Cu 030Yel 30 T1STK 03031030 IO,001 ON s1 ,gall 10111 W 30N31 LYS LLL 0311Y 1T1d IA sworn,. 1010csi A1tr • mw ntIOLs HTl OSLM SUWON 30 TINS 51130d30 L/3HiWs - 'MOM LHLMOIS 31055333p tl31C1 Grt A 0351101 90: 31/0130 3011132130 S3011311 YO S330dnC130 C IOW ATLOICMd 033YID0 M mmK ,AOYl - 10303WIntl 2 .511/11 WOW, W SSW/ DOOM rilres Pas 'Twitere1 032/1010 d MOM AWO LS01 Lr Ow TTMHa 112/3 g3LJY .73/111 Los .34sta '1 33NYN31NiM1 10LL103 1143903S A NNSoN3 '31100.10311 Jya 011 lw•-•1t6J++r PH 17311C WITTEN d33. TL 5111re uOLs.0101403 TT/ 1 sFNII YWL r 1Ck1 M11ro }1d1Y TTOK ortanollt= 130 a,,.aril Y 10O:930 IS113 V..0101 )I '1, YY3Yt 03.1 Ctr SLIMS 210ISSI OINO 0I10Y0111131A41135 CM ^JCS TT/Y1M30 TMK W0.111103 iC 111 ttINN161153 9 YOLLY13031 M3Ur 53I01SCH 1,311W00 1C:SOHI TT YC11311 Y 1.31WICO 3.1 10 03/0n311 M TTHK 4111•11 OISOSOOd 1A Hawaii ssma ANY TI IASJW 1SNCl SAL JO 000010 3t0 =WIC S23011 LSS JO LOW IA Sri 03WInalr T JO WACT311 iI1 ✓x,s.�lA 'SUM]. 10111JC. 00ISOOT TM 1AYWmt 17045 0013T1SLHW 3H1 'L 5110114 =IWO yHS03h4 171Y '/03 tO M 3C1H000.. 14 clowayI PII OITTOW WO TM6 S3MSCII 100030 14-SCtl3 Ty 9 'S'IYUL31s'1t 06l SI/Rd SSIDSCOSI OL 101311 3310 flXig 103 MS 'CDS 0101 O3inSatiS 30 171K VOW CI0MI11.0 TT/',1CW0 2.125 JO 5313311 Ot11 ItsWY S 17AOSnH =MU] 1015003 Knoll Mr. TIYISM TM" WL1r0J103 310 xtl• 10LYIY11 3dOK Ntut .WIL N, 03(H 40 Dn TTr HO Srv:O UC] 1/.513 T7I15111 aNI 311S INVO TTML 1113I710ut03 7LL 306 OL MOM SIASYSI =WNW 1.710I5000 TTOW Y0L-'YOWO] 301 't scuwtMISMC] 1 YOYe 037,1501 30 T:HK 3Tl/Hgrn HlUSWILL103 still Cos 33031 1TSK CCM. Tat '1 S310N 10110103 N01500 a 6 5: F tE is t ti i= O Oki cl AVM3 P v 7,11, YAX1:0111 r 7T30,05 0210•0 0+51. k OL6 9L6 096 g96 0 0001 g001. N011agS AVA3AIL10 Alna 11-1011 "1VOIdA.1. irsoun -320 32,30=v C 13 7112. 100. /11.31111011 3.1 .Z '012 10011 1211 3.1 a 9101 00+1•1. N01.103S AVM3A1111:1 Atria AAV31-1 ltfOldAl taz Icramn -3213 311113=1 II .0t 'OCT: 1001" 1113.011 3.1 .1 11172 100.. 0131 3.1 .11 00+Et 00+Z 1 211; " ore III0 6010111 VW OCI.L1 .Z1 00+,1 014 "I '011 1100$10••••1213 Ild • 00.11 Nd man. IN -ma ReInn .1 Mei= ITV •crrm 00+0t 00+6 5 ers-.. Try 141100 ." ATLI Nal • 110101. 2541. • • 3 gH6 O Z 0 t 0 01. 00}LL auk' O 1 00+Vt 066 966 0001 S001. OWL =a, gol v 00+B A 6b.3 - 11N rot1-12-"•01134211 " 115 11d 5 5 ra-z Krsca, 4 0.713 0241 4.111 141 • 00+L ateFi WO" 11.60111 K 023 141 OS MU. 01115. MI cm.% - yes 1/.11.0 92001 • ATP DIM KM 00+9 061/ 17N 11 HS 4 fan m dere+, - rls ova MI iscca - nig utts,a mew A 55 -4 atthIPIr maw, n 11.311 141 0122 N111 /1.1 066 5 0001 SC101 ar-- nY 11.24 " A313 141 132/11 11.1 Ncl 00+V 00+f 6. 00+Z 00+1 ;-1 0101. snit 00+0 9- OL6 gL6 0E16 - 11160 " ATP NJ 00". " VIZ 1,1 311301:11d 996 g66 'boot 6001 'dot na 'AMOrn A In0+05 9m10 C. tt 1131 MATS cat ool OS 0 f o- p P. L 1 a e" El If] in 9. i CD .1F C1 O_ O 1 311 iD Rt1 ' L' 6iE;� � � e& Ca 1nJnlirl S1013311 6310,00 00r15V1 row. 0140e0114 00.0 A1nCll1190 Orn13A1 6310110 - tha a tt On' tl3AU5 MIMS O1 UGU 511000 Ma= 00 631N1 Alal 6110030 •00000 drlu raiv 3W^35 +MatlOdal SNP= •.•,•�T�_•.'�'_ n0/ 110 ifint 30tl000 OICIUG 4Z.MD ram no nlia030 1.100,•o 15o0[O rCIi010 SLCKIS t v.nne alM1011a 910r10 1 L 1115 1001/C0 0.4111 6310100 OOOOOOOOOOIIO 3.01 AL ifKG9 S3 MIS Nn011m1 61i200aa Mit2130 MIS 0113371 us.. c3 tab arl lr rral.7111120. Oplro 030rr00 nLrn 1MOr 3n1 1JlI�tl 00 Way TMti Sal 1040010 MAO S31011M115 0300.1 N1010 >n 'Slnlrn 1-110unn 'laid 1150¢101 'MVO 's3a:N OY10001000n rn >a StKin'JO1 100d S113e111 Drina ^d a]rLCO TM . ICSOfC11C0 301 ONINlf1'M ,.F31.T Tn+..a c r------------ a 1 r i�"b J � ill L i `.. 'am NrlthIM IS lYmsl71 3 i V ' rit �'�1111 3)1a'l I (• / 1 1 -II r' 1 1 i Us roa) nW rl0_e�.Ln Crn'lJsk ueoe-tu r z I i•JC7 N�lwd dd. .dMB 1V499 NW 'tlNIBBW _ 11, _ _ 99 AbMNOIN 31b19 9BCC NBtld iviuowmw NN9 8NI91N _ nWug hpneahra YyuB W uospen Ilao4oS W ° li Pj ite l )a l 3. i d g 4,{Eg .. `9 4 ■g ds it� E � f E� �E ��((; [fi'�Efi�48 t j{ !{°4iEdii E•= o !� !! , x F ii± ;Eit41t a�'jt ;ii�i i;i 3 Ei I 44 Z Sf a'lEilE�' eE�ziei9; v� vAaJg F P yFy g gfg�2 I 9}`i R °f % Y A QxEqFpapkijpp e 9 09 3 as �0 q 9 7°gF f7� gyp p gsq g° E ga( a 9}a { p i�a 6$ aQ {5#EE R R 4ill 1f. 3 Yol�x of ����FSgd g� it ivEq'R Fg p 6{'dE a p7 $ F R ggg�RnRkia yYyEl}��tl.q� F 1 ey€ s°� R i° @Fa$ aY 1 5°�d" C¢ 0 a@ E Syn vlav R ui @Sv 4gyYEYFEIg ° p 8 pae 8 6 Rs as 9 a; � s q pE E i E 9 �Piai 1' , 9 43p v Pg a qp i Riiii3rFa{+yppy€ ieE E i 5 g aE :a 0 L E S° 1 7�3 Evdv C v G9 tl ggq5 Egegs@ 233 Iil-oil f53 PF 1� �R v s� 9 diV °v k •� 7 F' if�11 �5 %r.€ na R 3 1' g Y 779de f }EgEa 9W9W9W F EO �t g 9 5@YE"v ,z �Ry 3 R nn S i R 9ya@g 5 { ap��Y O 1&$ °°T 557°Fi g @ fP gg ' 4 gah i$ ° a° gi $ . 1 dc ° � don x aC g lfv_ Fs• dy 9g �.d 0jy p�} 3 9 9 $o Ei�6Y °nf�° ° ,qgR y @eqa � 0.ei � gpg � as �$ag 2°. {tepid i FPAEF Ra° 9 �2 6 ¢¢¢ p ¢¢ :al b :99Ea .d 3PH 'lq@ 5°iaf d`n e i! 4d i 9 €� 9 A§B0 Ra° 3 gY `ge%°S°PeO g6 y0 # gc a �Pgvsjtg�aay. e 3a a 9 1 i �9PR �' Ytl@� 5p5p5p 68 R° °fep�YO e�E p YB 4 i9 W q gy a g,$•$ ; g 0, C$e $$ 9 1 i ai q�aRS�@Ry5p ��aR1^Ega€1qE S�Q!Fggy°q04 k 5aa kp Y °gg 96ayp'aQEipf'�Sgi�9jis {E3 E f g a •Sn kBpl3@yg 9% 139� ${ 3ai8ia g�38R �RriOs R ��4 1�134fiai4@ai3Y ` d 3 ± .f_ a ixi9P i!B a C4ffi a ix�d @ @@f iEF, g3 1138i 3 4 a@W95E 44: LU gg @ @ a °ie gEt @a�4x9 �Ml s 7 a ' gg f f j` gig ! q $ a�h 8 € �g 0g g9® gd g a y8F s¢' NTOq ! ie99ppig 5gaq�Ea 3 �` 9i ppg9 E� a ,ry pPE ° of P f4 3 R § gx ®d° yFER I a # d gf!°°@v�n�3 Ev� p $ @ 9R ai $ i R 9 v9 § q'i €gp�Yq of 15 T g gi i i RY R `4 gig 9 R i#f @° �fsR �n-i i{ a Ff ip p�q xi #R Z O g R CCC fi p f9{IF $ vy A9 i1° a 111111 hill 3 i °ppggfg3$ 'i xe �$9 ` 7' i lonIp t 3 6-Y gg d iE F�Rg g AIli e{tT�11 1 E� gg 9 Y pp {° 9 4y@gP f f 3'!%3 ya 1 qA @ d v e Ex Fp :} a °1 Ea €} 9 E ed d R aiRv �Y R' 5 @ Pl a q ° }i �f �si i.@T€�5q�$�g xx a 1Rg1-3 91° �iyg �ygg� p q 3p °yg p g3ag5 i�&a�RERg@Ri�q��i3l5ig'{9i R igF i gg99¢f t 1 P� Pi aR9 p P 5 yy h g d a�oaEPP. pi gl RggP-�R�ia$d° Pi [ E ,]p 9qa v vv v If jv9a=i$'f : °Rtldia�g aI#a Ed 13 �L n . igiP�T$ 4Cpa �° tl�iYta e ° � (yy. S� 333E pptF 88 q yy {� y $f 0 dxgiyy EP'E J pi1j,@9Y1j, ia•5p9pY �s's ++ ¢ggf 9!p (aEO �ggi{ayaq 9yR g5fia R ?RE87 %idFE"fe 4 i 9Gapp p •x5 �6i@a �• 9 h1'gg 2R iEl R g°E R EE s ¢$ Yq RYpyg i ypb'dg y Y`g7 ka$QPiS) ryaBdG iy0"i .:.... 3 aQg J a9A3kP9i#ldtli@ .' ff' "9X '41'A fa v f e2A xe! Y Ta $ Y 9 F 9ei9 - [AY d dd F R ipe$ O 8] pg aQ57 g°g kag g a €, pF S§ i 4E {9i� 1Ra0nfa�dgi� 50$°g#gS'i '-€gRp"3 i fit F{uEpg °`W�Oh@gR 0 aR 3 6y65 7 qq F g Ef°gg d ��y1pk g=0 f@. =} 7 Ra eEP && � gy § 4 R33g8{i;¢�8y� 1°ti 3{9E 2i § f H% 1fe ° igltli.y4•Eg $ f� � g0p �ggAgy�qy�gl��qplpgyPg�� �9 Re$ EE&{vF@v9afQ @9 k4990 M0R 8 g6 q g i$�80 `W • $fR8�9Tg�a°ja �a§�E"pPp 99a��tlxo jf@aE � 5@5@��g a f $fFP qppppix PeEi �h jY q{4e P 5i°4tli�R9 p i3 99 efd �yy �•pp a yy�g$� ep €a i�vq g °3 ��sgRE Egg 9'f :a �i$s° a°ggT{ �a y y{{E� v3 i� d3� Yg iY ¢ 1yy p Q Eq 94e E9ei 5°.�1a $$q�y9x94'4Fi3a gFgn ?7gEp $^�_ � R $ 0°@BR it �1 99 °{ 7$S @dh� ' fppP gq@@vgg 1 .�$ ` dggda � � Y'� @g f�gEO •ea Ii f&-q�ie$ pp R ppgg @aagl!aa 9A i 55gg7Y p e°�f°Fi §pp$�}gY$QQi�O�v°Ei°� Etlei.ii aFa;g}$R9a$°.PgY 4tY F9e+5'YEgyx y3E9igi 9i•ga§-pg6YRF i0 g�E°y ppp5p5pah yy4ie a i g FCi1g?Yi�g49YE! $q@ PP ®yy€€u°-,4e°�°$FF F55� Y q `iggE�h? PeYSP 9y j pd9 diR qei{ °i9 e ! E igg�a9�€�p, 3 a1�,F9' a iaB y 5 g v BiS a 9P8eROMP 2P0 Ap9 j@aagagp exg q$ 9(ag pg i N 9 i a p �Rfp �iif°@@88qpqp '- � Q§ } Rp gggCgg @ @ 6fip fih @ i } Rq 1 ®x �q€€p�%§%X�X �y�y �gg H��§ Ypa fy i ��i*�• � {��33 E fiib 0"9qSgR Hill d i d d 9 g99; �Rliq3'ii5 y 6 p�py$y �q$S°p�� { 33�33 �3 d R6ii 53 tl§8§pdd i@B�� 9qi @g @ °a�;ER R ivgt°p5 j $ppp9 a8@9g e � 4@tp§ i 9jg pgag iP �E � 0 ° s 5 g Ti°ei{9 13 IN f f i JibiEFg4Y. aR°i,g i vF F y E R ghR 3}is i:g ° eg E Ei3g ip0�yy 3fly } ai $ R 5?5� A ppp a. ; $i 19. E=�9 a iR a#Y i; ed i igg �xFR'�. 1 ppi' }} pi 08S}��� SgR� z E �4Yf� } de E +�g yyy1. 11114k eE iay ]] �y yy ggyyy�„9e`a yk yAy Y{yyd3 � ° �! OagEa 8' �P2if1 $S°i2'EEg@AS gi4d qg n gg 44i� sdaiR&i,5. iE�a i aaq a€{: qF 9 P �yy "{ El�ggp@E �I € i3f E 1 E M" a Pi 1i$e1 R;�3� l� i��sf y . �•._., I R 9{¢QOil F9 Fi ° 3— _ ___� ONISIM} /uospeVy jjaoqaS mita, .�� � � \ | XYL MO LLYOIYM / 2 � s eac 43�tl9 � g m R��33QQ all ggg a F 3�g2 3 Sy g 2 z zffi yy @ w i � �Sg 3s sea. w U @yy§6§@44ggeRR Y�ypx�� � U ayaj L646U xW M NngW SHISIM SS AtlMH'JIH 31tl15 98Ef bus b...de `.._,I j 99 A MM91" W3W Hns owslx K UOspeW [llaoyUg i p t p ga�� yy1 asY � e � � � •2 ot'•s Ys y qq Eggg F C 2 R 3 F plje ¢g £F y=9a U s 0,�g pk -JpE zm{h yy^ R £ n :Y Fll L Y F3 e �E I rq � YY N 4 { Y Y y Ohl £ �_g� e` � t���g➢ rC� �z B Ay - A y� lei Y A gg 4u sous"�Kx Y° �ny Y u/w.va� la�eb yE �'1qmX �•L I a IDa mamnn L4699 NW 'I" tMW 111 amain 99 AVMN91N 31tl19 99fE sy+u5 hwbq Lv'd '� W f - Mtltld ltlItlOWW9N NN8 eNI81tl Nne uospeW paoyag i M w J f— z H Q 0 0 W Of w n. in. 4 ` 3 i '} Ilia 1 � _ z 4`s a gey r A A yjj €iL d 7� �= 3� pie ii3�a 6I�¢le6 j U Z W Y > c K Q aaf zo z U' In 0 z ae z 0 cc Q N as Z c ' _m E~ NNa. E N p U U s !� 9 g �� Z Z _ E �s _s a° §4 0& > �I ` I Ifil a 615 mm�on RlluwY WY 1YAtlMHO1HNW 499 'tlN103W� _ 99 31tl1S SOEC wr wr wy ]Itltld ItlINOWW3W N3H IJNIHItl $Q PeW 4Mn tl ti LL a a F � a3 zz� g jj hu i i F E i �d 0 X i�� cr' w.nnwm.uw l f NW'vNloaw s latlsoaarrne1-4 pw®x Imv,l me +0 41 N LIo�Adl 3LB d6699 HW ' 99 Atl MH91H 9lvls 99CE u.m�•, bn. >tnva ivinoww9w "rmS oHlsln M uoSpeW jleoy�$ gngn '°Ryy�ygyg gg § °gF 'x4AA' 4E �,@3d3$d 49 4€ — $ Y 1 333 9Q pp {� ye g xYYYY 6 y O OOOOOOO O®®®®©®©©®®®G ®®® uCl S E�' E E A C h 6P"o H {a ® • C '.. 0 v�- ----- � , �2� � _. '� p ���.... �r � r .a• s �1 - N a �>� /,,,""' r F� �* '' �4*,% Lu ``; _ I':� �_ p i — � !, � 'j C-'� i � � �� � _� �-. i .a s . , p � yF `` ��, � ' 1 ' ! , � �,�`,i, � ,; I' � ,� f. < ;+ ` ` t c ��'°� � ; ; '. r � I . ,fit /• _, � '�� .K �,� f� . � , •� �i� i 1 '� a:! _ #!� \ 1e � � Y � � L �� � 'F!'"� �4+ a� fi �' n k _ --_ � �-:-- _ __ r M City of Medina Planning Commission 2052 County Road #24 Medina, MN 55340 Dear Planning Commission, We wish to express our concerns regarding the proposed cemetery on Highway 55 in Medina. We are writing to urge the Planning Commission to reject the plan for the following reasons: The presence of a cemetery will destroy the property values and marketability of many residences. Few people will want to buy a home near a cemetery, especially such a large one. There are homes close to the project as well as many that have a full view that can not be blocked. The proposed cemetery plans thousands more burial spots than Medina's current living population. This is a massive proposal that does not match the rural character that attracted us to Medina. No other cemetery in Medina has the numbers of graves that this cemetery plans. Highway 55 is very busy and dangerous. There will be a terrible effect to the traffic flow from the funeral processions. We are concerned about what it will do to the quality of Lake Peter. Cemeteries use large quantities of fertilizer and pesticides. Just the enjoyment of the lake will be destroyed because of the view of the graves. Medina is known for its rural character. There are high home values and expensive real estate. We sought real estate in Medina for this reason. Having a cemetery larger than the city completely changes that character. We believe that businesses in Medina should benefit the community. Since there are already four cemeteries in the area, is another really necessary for the population? This is a for profit cemetery that may someday ask the city to assume its upkeep. Please consider this cemetery proposal inappropriate for this site. We are completely opposed to the project and hope that the Planning Commission agrees. Sincerely, �I� Kennedy C Graven CHARTERED 470 US Bunk Plea 200 South Sixth Street Minneapolis MN 55402 (612) 337-9300 telephone (612)337-9310fax http://www.kennedy-graven.com MEMORANDUM TO: Rose Lorsung FROM: Sarah Sonsalla DATE: October 12, 2006 RE: Statutory Requirements for Public Cemeteries The following are the statutory requirements for a public (not religious) cemetery that may be of interest to the city in reviewing a cemetery application: Cemetery Property Requirements • The maximum amount of land that may be owned by the cemetery is 300 acres. Minn. Stat. § 306.05. • The cemetery's property must be used and occupied exclusively for the burial or cremation of the dead and for other purposes necessary for these uses. Minn. Stat. § 306.05. • The cemetery land must be surveyed and divided into lots of a size determined by the trustees of the cemetery with the avenues, alleys and walks that they consider proper. Minn. Stat. § 306.05. • A map of the cemetery survey must be filed with the County Recorder. Minn. Stat. § 306.05. • After a map of the cemetery survey is filed with the County Recorder, the trustees of the cemetery may sell and convey the lots that were designated on the map upon terms and conditions that they determine. • All lots that are conveyed in the cemetery must be for burial purposes only. Minn. Stat. § 306.09. 299705vl S1S ME230-IPZ " I f t h e c e m e t e r y i s b u i l d i n g a m a u s o l e u m o r c o l u m b a r i u m , i t m u s t o b t a i n a p e r f o r m a n c e b o n d i n a m o u n t s u f f i c i e n t t o c o v e r a l l c o n s t r u c t i o n c o s t s a s s o c i a t e d w i t h b u i l d i n g t h e s t r u c t u r e . T h e p e r f o r m a n c e b o n d m u s t b e i n f a v o r o f t h e S t a t e f o r t h e b e n e f i t o f a n y p u r c h a s e r w h o s u f f e r s a l o s s a s a r e s u l t o f a f a i l u r e t o b u i l d t h e s t r u c t u r e a s p l a n n e d . T h e p e r f o r m a n c e b o n d m u s t b e f i l e d w i t h t h e C o u n t y A u d i t o r a t l e a s t t h i r t y d a y s b e f o r e t h e c e m e t e r y m a y s e l l s p a c e i n t h e s t r u c t u r e a n d b e g i n c o n s t r u c t i o n . M i n n . S t a t . � 3 0 6 . 9 0 . R o a d s a n d S t r e e t s i n t h e C e m e t e r y " T h e c e m e t e r y l a n d m u s t b e s u r v e y e d a n d d i v i d e d i n t o l o t s o f a s i z e d e t e r m i n e d b y t h e t r u s t e e s o f t h e c e m e t e r y w i t h t h e a v e n u e s , a l l e y s a n d w a l k s t h a t t h e y c o n s i d e r p r o p e r . M i n n . S t a t . � 3 0 6 . 0 5 . " T h e c e m e t e r y a s s o c i a t i o n m u s t l e a v e s u f f i c i e n t p a s s a g e t o a n d f r o m a n y g r a v e i n t h e c e m e t e r y e i t h e r b y d e d i c a t e d s t r e e t s o r a l l e y s i n t h e c e m e t e r y o r b y l e a v i n g u n u s e d a p a r t o f t h e c e m e t e r y s u f f i c i e n t f o r t h a t p u r p o s e . M i n n . S t a t . � 3 0 6 . 1 8 . " N o r o a d o r s t r e e t c a n b e l a i d t h r o u g h t h e c e m e t e r y w i t h o u t t h e c o n s e n t o f t h e c e m e t e r y t r u s t e e s . M i n n . S t a t . � 3 0 6 . 1 4 . T a x e s a n d A s s e s s m e n t s " T h e l a n d s a n d p r o p e r t y o f a c e m e t e r y a s s o c i a t i o n a r e e x e m p t f r o m a l l p u b l i c t a x e s a n d a s s e s s m e n t s ( i n c l u d i n g s p e c i a l a s s e s s m e n t s f o r l o c a l i m p r o v e m e n t s ) . M i n n . S t a t . � 3 0 6 . 1 4 . H o w e v e r , i f t h e c e m e t e r y a s s o c i a t i o n w a s f o r m e d f o r t h e p u r p o s e o f p e c u n i a r y g a i n t o i t s m e m b e r s a n d i t p a y s d i v i d e n d s o r o t h e r r e m u n e r a t i o n t o t h e s e m e m b e r s , i t m a y b e s p e c i a l l y a s s e s s e d . M i n n . S t a t . � 3 0 6 . 1 4 . R e c o r d K e e p i n g " A c e m e t e r y i s r e q u i r e d t o a n n u a l l y a p p o i n t a n a c t u a r y w h o m u s t k e e p a r e g i s t e r o f b u r i a l s i n t h e c e m e t e r y ( t h e r e g i s t e r m u s t h a v e t h e d a t e o f t h e b u r i a l , e n t o m b m e n t o r c r e m a t i o n a n d t h e n a m e , a g e , s e x , n a t i v i t y a n d c a u s e o f d e a t h o f e v e r y p e r s o n i n t e r r e d o r c r e m a t e d ) . T h i s r e c o r d m u s t b e o p e n t o p u b l i c i n s p e c t i o n . M i n n . S t a t . � 3 0 6 . 0 3 ( 2 0 0 6 ) . " E v e r y c e m e t e r y a s s o c i a t i o n m u s t k e e p a r e c o r d o f a l l d e e d s , c o n v e y a n c e s , j u d g m e n t s , d e c r e e s o r o t h e r d o c u m e n t s a f f e c t i n g t h e t i t l e t o t h e l o t s i n t h e c e m e t e r y . M i n n . S t a t . � 3 0 6 . 2 9 . M a i n t e n a n c e " T h e c e m e t e r y a s s o c i a t i o n m u s t p r o v i d e f o r t h e e s t a b l i s h m e n t o f a p e r m a n e n t c a r e , m a i n t e n a n c e a n d i m p r o v e m e n t f u n d f o r t h e c e m e t e r y . M i n n . S t a t . � 3 0 6 . 7 6 . T h e m o n e y f o r t h e f u n d m u s t b e h e l d i n a t r u s t a c c o u n t . T h e c e m e t e r y a s s o c i a t i o n i s r e q u i r e d t o a n n u a l l y m a k e a r e p o r t t o t h e C o u n t y A u d i t o r o n t h e a c t i v i t i e s o f t h e f u n d ( a l l d e p o s i t s , 2 9 9 7 0 5 v 1 S J S M E 2 3 0 - I P Z 2 withdrawals, receipts and disbursements) and any changes in the persons owning an interest in the cemetery or changes in the cemetery corporation's officers. Treatment of Cemeteries and Human Remains • The city must allow the cemetery to perform burials during all times of the year, including winter. Minn. Stat. § 306.99. • All human burials and human skeletal remains must be accorded equal treatment and respect for human dignity without reference to their ethnic origins, cultural backgrounds or religious affiliations. Minn. Stat. § 307.08. Criminal Offenses • A person who intentionally destroys, mutilates, disturbs or removes human skeletal remains is guilty of a felony. Minn. Stat. § 307.08. • A person who removes any monument, structure, ornament, tree, plant or grave goods placed in any cemetery or discharges any firearms over the grounds of any cemetery without the permission of the cemetery trustees is guilty of a gross misdemeanor. Minn. Stat. § 307.08. Pursuant to the city code, discharge of firearms on the cemetery property would be prohibited. 299705vl S!S ME230-IPZ 3 n Bonestroo Rosene Anderlik & Associates Engineers & Architects November 8, 2006 Ms. Rose Lorsung City Planner City of Medina 2052 County Road 24 Hamel, Minnesota 55340 2335 West Highway 36 • St. Paul. MN 55113 Office: 651-636-1600 • Fax: 651-636-1311 wwwbonestroo corn Re: CUP — Rising Sun Memorial Park BRA File No. 000190-06000-1 Plat No. 393 Dear Rose, We have reviewed the revised plans, dated 11-06-06 for the proposed memorial park at 3365 State Highway 55. The proposal is to build a chapel/mausoleum with columbarium and main entrance gates. We have the following preliminary comments with regards to engineering matters: • The width of the proposed granite walling paths should be shown on the plans. • It appears that the wrong scale is shown on sheets 1.2..0 (Site Plan), L3..1 (Lighting Plan), and L6.1 (Landscape/Irrigation Plan). • Plans should be submitted to MnDOT for review and approval. • The project will disturb more than I acre. Therefore, an NPDES Permit from the MPCA is required. • The number of seats in the chapel and the square feet of office space will need to be provided to determine the total number of parking spaces necessary. • The geoteclinical report prepared by Northem Technologies, Inc. dated 9-27-06 indicates that there may be areas of perched groundwater throughout the site. The applicant should submit information detailing what steps will be taken when groundwater is encountered.. • Sod or final turf that is to be installed in the fall of 2006 should have a final acceptance date indicated. • Inlet protection should be indicated on the plan sheet, including any adjacent street. • Winter stabilization methods will be required and should be detailed in the SWPPP and on Sheet L.4.0. • Placement and type of protection for the concrete wash -out area should be detailed. • Standard details should be included for inlet protection, blanket, and dewatering. • See attached memo from John Smyth with comments summarizing his preliminary wetland review. • When the final plans are completed we will prepare an estimated cost for the site improvements as a basis for the financial guarantee necessary. If you have any questions please feel free to contact me at (651) 604-4863. Sincerely, BONESTROO, ROSENE, ANDERLIK & ASSOCIATES, INC. Tom Kellogg St Paul. St Cloud. Rochester. MN • Milwaukee. WI • Chicago. IL Memo Banestroo Rosene ry Antlerllk 5 Associates En9lnal[L ArtltlRfl[ Project Name: Rising Sun Memorial Park To: Tom Kellogg, P.E. From: John Smyth, CAD Re: Preliminary Wetland Review 10-26-06 Submittal Remarks: Developer: Richard G. Gay Engineer: Schoell Madson, Plymouth Submittal: Plans Client: City of Medina File No: 190-06-000 (Rising Sun Memorial Park) Date: 11 /8/06 Plan Sheets: Grading and Drainage, Utilities, ESC, Details Date of Plans: 9-25-06 Submittal Date: 10-26-06 Comments 1. The wetland permit application will need submitted for the proposed wetland impacts. The application will need to address why two wetland crossings are necessary. If one or both are not necessary or cannot be justified they should be eliminated to minimize wetland impacts. 2. The wetland road crossing at station 12+00 has a pipe with a proposed invert elevation of 982.5. The wetland slopes from a 988 elevation down to a 984 elevation near the new pipe outlet. It is recommended that the invert of the pipe be raised to an 894 elevation to help maintain hydrology within the wetland and reduce the potential for head cutting upstream of the pipe. 3. The wetland road crossing near station 10+00 had a pipe with a proposed invert elevation of 979.5. Most of the wetland is between a 982 and 980 elevation. Please review the option of raising the outlet elevation to a 980 elevation to maintain hydrology in the wetland basin. Bonestroo, Rosene, Anderlik and Assoclates, Inc. www.bonestroo.com St. Paul Office: Milwaukee Office: Rochester Office: Willmar Office: St. Cloud Office: Grayslake Office. 2335 West Highway 36 1516 West Mequon Road 112 7'h Street NE 205 511h Street SW 3721 23'd Sueet 5 6B6 East Belvidere Road St Paul, MN 55113 Mequon, W153092 Rochester, MN 5590B Willmar, MN 56201 SI Cloud, MN 55301 Grayslake, IL 60030 Minnesota ®epavtanent of Transportation Metropolitan District Waters Edge 1500 West County Road B-2 Roseville MN 55113-3174 October 24, 2006 Rose Lorsung City Planner City of Medina 2052 County Road 24 Medina, MN 55340-9790 SUBJECT: Rising Sun Memorial Park, Mn/DOT Review #S06-058A South side of TH 55 across from Rolling Hills Road Medina, Hennepin County Control Section 2722 Dear Ms. Lorsung: Thank you for the opportunity to again review the above referenced site plan, which our agency received September 29, 2006. Before any further development, please address the following issues: TH 55 Expansion Needs: It appears that the developer is acknowledging a 50' setback from the existing Mn/DOT right of way. With an expanded trunk highway 55 (TH 55), it is likely that Mn/DOT would need to purchase additional right of way (R/W) on both the north side and south side of the existing alignment. The south side taking is somewhat limited by the proximity of Peter Lake however it may still require the purchase of some or all of the 50' setback with the expansion. Additional information is needed regarding the City setback requirements. If all 50 feet of Right of Way is needed for the TH 55 expansion, the burial graves may be right at our future right of way line. The City may need an additional setback to remain compliant with City Code after TH 55 is widened. Please clarify the City requirements regarding setbacks from permanent right of way lines. Mn/DOT along with Hennepin County are in the process of developing a geometric layout to help define the needed R/W for the expanded TH 55. We hope to have this work completed sufficiently to help determine needed R/W in this area by the end of this year. As mentioned in our previous review letter, we would strongly urge the city to require a setback for burial sites that supports the TH 55 future alignment needs. Recognizing that Peter Lake is just to the east of this location, most of the expansion would need to go north of the existing alignment but some grading, etc, may be needed on the south side. This grading could affect the proposed entry, stone and bollards with gate and sign, and possibly city set back requirements. If you have any questions regarding this issue please contact John Griffith, Area Engineer, at (651) 582-1206. Permits: Any use of or work impacting Mn/DOT right of way requires a permit. The following permits have been identified for this project: An equal opportunity employer 1) A Mn/DOT Access permit will be required for the proposed east entrance. ➢ The Permit application must include plans showing the required right turn lane and bypass lane (as shown), including signing and striping. ➢ As part of the permit application, the applicant will need to specify which of the 2 previously identified options provided by Ben Timerson for the bypass lane/right turn lane construction will be used. 2) An access permit will also be required for the closure of the westerly entrance to the property, the culvert removal, and for the ditch reconstruction. 3) A permit to work on Mn/DOT right of way will also be required for removing the western access. Permit forms are available from MnDOT's utility website at www.dot.state.mn.us/tecsuo/utility . Please direct any questions regarding permit requirements to Buck Craig (651-582-1447) of MnDOT's Metro Permits Section. Please include one full size set and one 11 x 17 size set of plans with each permit application. Thank you again for this opportunity to review these development plans. As a reminder, please address all initial future correspondence for development activity such as plats and site plans to: Development Review Coordinator Mn/DOT - Metro Division Waters Edge 1500 West County Road B-2 Roseville, Minnesota 55113 Mn/DOT document submittal guidelines require three (3) complete copies of plats and two (2) copies of other review documents including site plans. Failure to provide three (3) copies of a plat and/or two (2) copies of other review documents will snake a submittal incomplete and delay Mn/DOT's 30-day review and response process to development proposals. We appreciate your anticipated cooperation in providing the necessary number of copies, as this will prevent us from having to delay and/or return incomplete submittals. If you have any questions regarding this review please feel free to contact me at (651) 634-2083. fly, Voigt )rtation Planner Copy: Bob Byers / Hennepin County Planning Richard Gay / Owner Schoell Madson pioneer-sarah creek Watershed Manaaement Commission ADMINISTRATIVE OFFICE TECHNICAL ADVISOR 3235 Fernbrook Lane Hennepin County Dept. of Environmental. Services Plymouth, MN 55447-51 11 417 North Fifth Street, Suite 200 PH: 763.553.1144 Minneapolis, MN 55401-1397 FAX: 763.553.9326 PH: 612-348-7338 FAX: 612-348-8532 Project Review -Rising Sun Memorial Park Medina, 2006-12 Proiect Overview. The applicant is proposing to develop 15 acres into a memorial park for the internment of people and their pets. The site is located on the Northwest corner of Peter Lake adjacent to Highway 55. The overall project will take approximately 50-years to build out. 6,500 burial lots, 1,440 mausoleum crypts and 7,500 columbarium cremation niches are expected at build out. Applicant. Richard Gay, Rising Sun Memorial Park, 612 11th Ave. South, Hopkins, MN 55343. Phone 612-369-0819. Engineer. Schoell Madson, 15050 23`d Ave. N. Plymouth, MN 55447 Exhibits: 1) PSCW MC Request for Plan Review dated 6/5/06, received 6/7/06. 2) Check #10373 for $1,350.00 from Richard Gay dated 6/5/06. 3) Wetland Delineation Report for the Nelson Property by Schoell Madson dated 1 /20/06 4) Rising Sun Memorial Park City Submittal Plan dated 10/2/06 a. Sheet 1 of 9, Existing Conditions/Survey b. Sheet 2 of 9, Concept Demolition Plan c. Sheet 3 of 9, Concept Site Plan d. Sheet 4 of 9, Concept Lighting Plan e. Sheet 5 of 9, Concept Grading Erosion Control/ SWPPP Plan f. Sheets 6 & 7 of 9, Erosion Control/SWPPP Plan g. Sheet 8 of 9, Concept Landscape/Irrigation Plan h. Sheet 9 of 9, Existing and Proposed Site Conditions 5) Stormwater Management Plan & Culvert Calculation dated 9/28/06 6) Narrative from Richard Gay dated 7/20/06 regarding general restoration plans for the excess soil disposal areas. Findings; General; 1) A complete application was received on 6/7/06. These site plans were approved by the Commission on July 24, 2006. A new layout was submitted on October 4, 2006. Changes include; a) connecting the internal roadway by adding approximately 310' to the road, b) widening the driveway by 4 feet, c) adding 9 GREENFIELD - INDEPENDENCE - LORETTO • MAPLE PLAIN • MEDINA • MINNETRISTA U:\RoseLomuug\Celnelery\2009-12FOFmv2-. DOC Rising Sun Memorial Park 2006-12 October 17, 2006 additional parking stalls and d) more significant grading on the site (Originally little or no site grading was proposed). These changes will increase the impervious area from 0.63 acres to 1.58 acres. 2) This parcel is characterized by open fields with slopes between 12 and 25% where the burial sites will be located. Two intermittent streams pass through the property prior to draining into Peter Lake. These two streams have cut into the land creating steep wooded slopes of 25 to 40% leading up to the open fields mentioned above. 3) Information received shows drainage and utility easements over Peter Lake, its fringe wetlands, floodplain and the intermittent streams. The easement also extends 16.5' from the wetland edges. A preliminary plat was not received with the submittal. These boundaries should be verified by the City on the final plat. Water Quality 4) Peter Lake is considered a recreational development lake. The concept plan shows the 75' OHWL setback from Peter Lake, a 50' wetland setback from the fringe wetlands adjacent to Peter Lake, except in the far northeast corner of the site where the pet memorial area is. The wetland setback in this area is 5' at the closest and with 10' the approximate average. The Commission recommends 20' buffers around all wetlands on the site. 5) Current impervious area is approximately 0.63 acres (4% of non -wetland areas). Proposed impervious areas will be approximately 1.58 acres (10.5%). This will increase the site phosphorus export from 2.5 Ibs to 6.2 lbs. This does not meet the Commissions water quality requirements. Staff recommends a small pond or rain garden west of the roadway at station 6+50. If it was 3,000 sq. ft., this would treat the runoff water from 0.3 acres of impervious area and decrease the post construction nutrient loads from 6.2 Ibs/acre to 4.5 Ibs/acre. Natural buffer areas adjacent to the wetlands would further reduce nutrient loads. Water Quantity and Erosion & Sediment Controls 6) Minimal site grading is proposed. Two of the barns and some gravel roadways will be removed. The other existing building footprints essentially remain the same. 7) During and after construction, the grades on the roadway will concentrate water at station 6+50 on the west side of the road. After construction, a rain garden or small pond (as mentioned in #6) with a pipe outlet will assist in improving the water quality/quantity for the watershed feeding it. During construction, the area where the pond is suggested would be an ideal area for a temporary sediment pond. 8) SWPP plans submitted meets the Commission requirements with the following exception. a. Permanent seed and mulch must be applied within 72 hours after rough grading is complete. b. A temporary sediment pond for the concentrated water mentioned in #7. Wetlands 9) The wetland delineation on the site has been reviewed and approved by the City of Medina, the LGU for the WCA. A small area of impacts is proposed. If the Rising Sun Memorial Park 2006-12 October 17, 2006 impacts can remain below 400 sq. ft. the applicant may be eligible for a de minimis exemption. The City of Medina will make the final decision on the WCA issues for this parcel. Floodplain 10)FEMA designates Peter Lake as a Zone A floodplain area. No 100-year flood elevation has been modeled for this area. Based on contours and the FEMA Zone A overlay, no fill or grading is proposed below the 972.5 elevation on the submitted plans. The DNR high water elevation recorded on Peter Lake is 964.14. This appears to leave an adequate margin of safety for avoidance of the floodplain. Decision: Staff recommends approval of the site plans pending final staff approval of revisions incorporating items #5, #7 and #8 into the plan. Hennepin County Dept. of Env. Services Advisor to the Commission October 17, 2006 J Date James C. Kujawa, Water Quality Specialist Location Map •', YI • 0y� • P • P•tcr • chi mva Rd iapp rf �( 2a4�5 hrtaRRaest, Inc, �° - V2046 NAVTEQ; Rising sun Memorial Park Peter Lake City of Medina Hennepincounty.txt From: Tom Hovey [Tom.Hovey@dnr.state.mn.us] Sent: Tuesday, October 17, 2006 11:48 AM To: Rose Lorsung CC: Jim KUiawa subject: Rising sun Memorial Park, Peter Lake, City of Medina, HennepinCounty Rose, i've reviewed the materials for Rising sun, received in our office on October 2, 2006, and have the following comments. I do not have any concerns about the latest proposal. There are a couple things i should mention though. i visited the site on September 22, 2006 and inspected the site for an ordinary high water estimate. i don't have an elevation but i drew a line on an air photo and transfered it to the plan sheets. on sheet 3 of 6, for example, the OHw is waterward of the "50' wetland setback" line at a distance ranging from 75 to 170 feet, indicating that the proposal meets lake setbacks of at least 75 . On sheet 4 of 6there are some interesting contour lines that appear to be i questionable. n earlier drawings there were usually no contours shown below the Edge of Marsh" line. This sheet shows contours such as the one labeled "965+/-" going straight across an area that it probably shouldn't, based on the vegetation and open water areas. i don't think these new contours are useful. Sheet 3 of 6 also states that there is an oHw of "964.14 per the DNR". This elevation is not applicable to this project and should be removed. Landscaping near the lake should use as much native vegetation as possible to maintain or enhance the natural character and ecology of the lake and its surroundings. Thank you for the opportunity to review this project. Please feel free to call if you have questions. TOM Hovey Area Hydrologist MN DNR Waters Phone: 651.772.7923 Fax: 651.772.7977 e-mail: tom.hovey@dnr visit our website at state.mn.us www.dnr.state.mn.us/waters Page 1 MEMORANDUM TO: Planning Commission FROM: Rose Lorsung, City Planner through Chad Adams, City Administrator DATE OF MEETING: November 14, 2006 SUBJECT: United Properties Concept Plan Review: Ferrelgas Site (UH) DESCRIPTION OF REQUEST: United Properties has requested a Concept Plan for commercial redevelopment of the Ferrelgas site on Sioux Dr. and Trunk Highway 55 (see attached map). The plan shows three buildings on the site with the specific use of a bank as one of the buildings. The other two uses would be a single user retail/restaurant with a drive-thru and another stand alone multi -tenant retail building. The property is zoned UH Uptown Hamel and also guided as such. There are strict provisions, in the Medina Zoning Ordinance Section 834 for the district as well as the Floodplain and Shoreland Overlay Districts, sections 826.74 and 827 respectively. The Uptown Hamel district doesn't require a Concept Plan but encourages one as this area of the City has special requirements and is being master planned. A formal Site Plan review is what is technically required for a development in the Uptown Hamel district. 2. SITE DESCRIPTION: The properties to the south and east have Uptown Hamel zoning, the few properties to the west are Urban Commercial and directly north is Trunk Highway 55 and the PUD-UC retail districts, see map below. Legend =Qty�, —Ham.F C_,S�.W Cmnan[Zoning ZONING o� Funuc - RGH F/M No MM -W Nn_sm FUo1 F 02 f—lam = Fel 0 FUO RR-2 Fn-UH o� �a F3 United Properties 1 Ferrelgas Redevelopment Concept Plan 4. SITE AERIAL: 5. REVIEW: Due to the zoning district and special needs of each site in this area, staff has put together a more detailed review of the Concept Plan: A. Zoning District Site Specifics: a. Drive-Thru- i. The UH Zoning requires that the driveway for a drive-thru business not be located within 100 feet of an improved intersecting street, 300 feet of Highway 55 and 100 feet of the railroad track. This applicant can't meet any of those requirements. The City's Development Review Committee reviewed the ordinance for this site and can't seem to understand why that requirement was put in place due to the effect on the few parcels this would pertain to including this site. Placing those requirements on the property renders it useless. Nevertheless, each infraction would require a variance. b. CUP- i. The UH Zoning requires a Conditional Use Permit for a drive-thru, and this site is proposing two. United Properties 2 Ferrelgas Redevelopment Concept Plan B. Transportation Needs: a. History- i. The site is a bit challenging with respect to transportation. The City has been studying the intersection of Highway 55 and 101 (Sioux on south side) as well as the implementation of the signal and frontage road just west of the site for the Target development. This site in nestled between the railroad on the south and the highway on the north which will require careful consideration for the future traffic needs of the area. b. Frontage Road- i. The City did route MnDOT the plans to try and get some early feedback but hasn't heard an comments yet. Early discussions are leaning toward the connection of the recently -implemented frontage road just west of the site with a connection over the Highway 55 site and through this site connecting with Sioux Dr. The frontage road connection through the neighboring property will require an easement or ROW. c. Turning Movements/Sioux Improvements- i. The location of the entrance on Sioux will require a close look at the proximity to the intersection and railroad as well as both southbound and northbound traffic turning movements. The site will need to be modified to accommodate the additional turning lanes needed to make the site work. This ROW needed will need to come from the western border of the property. Because of this requirement and the City road through the site, the City will require the developer to plat the property. The developer may also have to provide some traffic counts at the intersection and for movement north and south on Sioux for peak times. d. Internal Site Traffic Flow - The drive-thru lanes should be 20 feet wide with a bypass lane, each striped one-way. The movement around the bank drive-thru is also problematic. The Fire Marshal has reviewed the plans and also agrees that the site will have to be designed to meet the needs of the fire department for maneuvering in the site. e. Survey Requirements- i. With the next submittal, the City will require that the survey boundaries are updated to include additional property to 100 feet west of the easterly frontage road curbcut and east and south of the site out 100 feet to consider the Sioux improvements. C. Engineering: a. Grading/Drainage/Wetlands- i. The City will require full engineering plans, geotechnical reports, drainage calculations and wetland delineation. With the recent work near Elm United Properties 3 Ferrelgas Redevelopment Concept Plan Creek (runs through the north part of the property), the City has specific information about the elevations and Ordinary High Water Mark of the creek and surrounding area. The developer should obtain this information and incorporate it into the next submittal. ii. Best Management Practices and Low Impact Development principles should be used throughout this site. The area is sensitive due to the impairment of Elm Creek. The Elm Creek Watershed District and DNR have provided some early comments on the proposed development, see attached. D. Shoreland Overlay/Floodplain: a. Additional Variances- i. The total amount of impervious surfaces allowed on this site according to the Shoreland Overlay District is 25%. This is very difficult to meet for commercial properties, especially those in Uptown Hamel that allow 90% impervious. The current conditions are nearly all impervious and the developer is showing around 60% with the current site plan which would be an improvement. This is likely to change with the next review but is an improvement to the site, nevertheless, as with the setbacks, this will require a variance. ii. The second variance out of the Shoreland Overlay District is the setback from Elm Creek. This is critical due to the status of the creek. The setback is 50 feet for structures. The applicant can't meet that with this site plan so that will also require the final variance. E. Other: a. Met Council Easement- i. There is a Met Council easement through the property on the north side for the Elm Creek Interceptor. The Met Council will be providing some comments on the improvements in this area and a separate agreement may need to be obtained to allow for parking, retaining walls, etc. b. Uptown Hamel Sign- i. The City has been trying for quite some time to locate an appropriate area for a wayfinding sign for Uptown Hamel. The developer and the City have discussed a cooperative effort for this initiative and have focused on the northeast comer of the site. This is the best location for this sign due to the sight line and visibility concerns. The City looks forward to working with the developer to resolve this issue if possible. c. Miscellaneous- i. Some other general site design items and missing details are as follows: 1. Trash Enclosure: requirement of inside the building or in a completely screened area with conditions. 2. Plaza: with the retail use, the City will encourage decorated outdoor plazas, water features, landscaping etc. 3. Architecture: Uptown Hamel has strict design guidelines for materials and placement of buildings. This is a gateway project for United Properties 4 Ferrelgas Redevelopment Concept Plan the unique area and therefore will need to set a high standard for quality. 4. On -Street Parking: as described in the memo provided by Landform, this would be a plus for the area. 5. Loading: this area should be identified on the next site plan. 6. Sidewalk: the City may wish to explore a future sidewalk connection from Sioux through this site to the future redevelopment commercial properties to the immediate west. 7. Building Orientation: this may need to be revised to meet the zoning requirements of buildings to the front of the property. The bank drive-thru is the main concern with respect to location. 8. Drive-Thru Stacking: this may need to be addressed, appears to be tight. 4. RECOMMENDATION: Staff recommends that the Planning Commission review this project strictly under the Concept Plan rules, which is a non -binding review of the project. This review should be detailed due to the unique needs of the area. ATTACHMENTS: 1. Aerial of Site 2. Site Plans 3. Notice Map 4. Landform memo dated 10-12-06 5. Elm Creek Watershed District memo dated 10-25-06 6. DNR email dated 10-26-06 7. Bonestroo memo dated 10-26-06 United Properties 5 Ferrelgas Redevelopment Concept Plan 'og,xcy.d0ea^EBiafie.ax jiff�H;i{;E�►iiii�li;j;IifijF�i#'� it VI a'±I fiiEf}r j E a l F i i a �v i ioEaI{'([ LfI q lit, I j ,i �V' �� Ht2{{; `- i ` i!1 if �� t{ !' T 'L Lfj(EEtD �•• (tLF t 9I:2 d fbe F 9� i i{t.�h 2 . (( t {lif;• ,iiJ i E °i3, E(i i : €��s`' ' ?° ItE f ' ! ' e6•jlt 7� 1[ {PJi if 'j L a f'dj'F L.: I:F [:rI {: E ± '� L a 1• 11:It Ifi� a {tif o i E yI F l �•`f �jiy C g1 iey2Y1 L f 1 ��Ltf j� I I iasis 14i fafit((3E� E� ijal (p� fill irilfif` � ! 3 flj:E:Ff E I I if i |� � --- | §� | ` \} � —--\------ c � e,, . )§)k\\\§\(\{K | ] !§ k \ ] AlP. i . §Jj 46 g a \\\�%� | |�J|§�)!\/ - �� ! { / H _ - - Hennepin County Taxpayer Services: Variance Labels 77,is it not a legally recorded nap. It represents a compilation ofinfo niation and data from City. County andStateauthorities. .12-1-18-23-.12- . _ . _ . I b2-1-18-23-L3- . — . — • } .—67_-118--22,22.-_ 10.L -cH J IJLAe0 — T' o=L11 - I v I —I (67) /l p~ 1fir J -4 )�,153)1 ) O ( (54) 1 (65) 1 O �I (55) \(41) 12-118-23-24 I 12-118-23-13 07-338-22-23 R41/ L112-)1118-23-14� I391 I 6 i � yyI O 7 {14)' (MULTI) N1- — - '1151 116 (13) tD �- (36):�� INI r (37), (ml/16) (S) �72-116-23-42.(5) Ill f I 115) I. (22)) (6)'... (27) l j (25) 2) n7 (7) (29) 14) Parcel Information: Parcel ID: 12-118-2341-0004 Owner Name: SUBURBAN PROPANE LP Parcel Address: 3575SIOUX DR MEDINA MN, 55340 Buffer Size: 1000 ft. Total Parcels: 136 I �I (7) t (72) (65) h �I (66) -'(MULTI)36. 1t9)1461.M'451 na i(42i155,)B).7)6) (64)/I54 I Date Printed: 9/26/2006 9:28:19 AM �J 9) 07-118-22-33 aool 'AL W� LANDFORM MINNEAPOLIS•PHOENIX 800C BUTLER SQUARE 100 NORTH SIXTH STREET MEMORANDUM MINNEAPOLIS, MN 55403 OFFICE: 612.252.9070 FAX: 612.252.9077 DATE 12-Oct-06 TO Rose Lorsung FROM Kendra Lindahl COPY RE Farrel Gas Concept Plan (Landform File No. 06-028) I have reviewed the Concept for general compliance with concepts of the Medina Zoning Ordinance and the Uptown Hamel District Standards. I acknowledge that with 3 street frontages, the proximity to the railroad and the shoreland overlay district create unique challenges for this site. I offer the following preliminary comments: • The new frontage road should be located in a dedicated right-of-way. The City may consider a reduction in the standard right-of-way width to accommodate the challenges in this area. The City may wish to consider on -street parking to help accomplish the walkable goals in this area. • The building design and architecture is critical. The city should expect 4-sided architecture with interesting materials and articulation. The buildings should have entries on both the new frontage road and the elevation nearest to the parking. • Loading areas should be identified to ensure that the function within the site and that there is no loading from public streets. • Trash enclosures should be internal to the buildings. • The Uptown Guidelines encourage a plaza. The developer should consider including this amenity in the plan. Pervious pavers are one option to address shoreland issues related to this amenity. • The shoreland boundary should be shown on the plans. • Signage should be as allowed in the Uptown Hamel District standards. • Lighting should be as allowed In the Uptown Hamel District standards. • Quality landscaping will be critical both as a design element and as it relates to shoreland and storm water management issues. • The Internal sidewalk connections must be strengthened. • The site appears to be under -parked. Choosing complementary uses to with different peak parking demand will be important. • Building orientation should be reexamined. The bank building should be reoriented and pulled up to Sioux Drive or relocated elsewhere on the site to reduce the auto dominance at Sioux Drive and the frontage road. 'Landform Engineering Company doing business as Landform Page 1 earn creek Watershed Management ComrMssion ADMINISTRATIVE OFFICE 3235 Fernbrook Lane Plymouth, MN 55447 PH: 763.553.1144 FAX: 763.563.9326 E-mail: ludie@mass.biz October 25, 2006 Ms. Rose Lorsung, City Planner City of Medina 2052 County Road 24 Medina, MN 55340 TECHNICAL OFFICE Hennepin County, DES 417 North 5'° Street Minneapolis, MN 55401-1397 PH: 612.596.1171 FAX: 612.348.8532 E-mail; Ali.Durounoolu0co.henneoin.mn.us Re: Pettibone Properties — Concept Plan (ECWMC # 2006-060) Dear Ms. Lorsung: As you have requested, I am providing comments for the Pettibone Properties, Preliminary Concept Plan. This plan is considered incomplete. The following review and comments are not official and are provided as a courtesy. According to the Hennepin County tax records, this parcel is about 3.41 acres. It is surrounded by HWY 55 on the north, Sioux Drive on the east and Soo Line Railroad on the south. Elm Creek runs along the HWY 55 right-of-way on the north and transects the northeast portion of the property before it runs under Sioux Drive. The existing business has about 35% impervious cover. A stormwater treatment pond is proposed on the west side of the property. Floodplains: Based on the recently proposed City Flood Profile for Elm Creek, the 100-year Base Flood Elevation (BFE) at the east end of the property is 966.58 feet Mean Sea Level (1929 NGVD). Similarly, the BFE at the west side of the property is about 967.14 feet. It appears that the proposed fill and retaining wall on the northeast side of the development will encroach into the floodplain and the floodway of Elm Creek. We would suggest this be avoided because encroachment into the designated floodway would require separate permits from the DNR and a new FEMA CLOMR. Stormwater Treatment: ECWMC requires runoff rate and water quality treatment for all commercial development and redevelopment. Post -development runoff rates and nutrient loadings must be less than the existing values. Detailed stormwater treatment requirements and standards could be downloaded from the ECWMC web page: www.elmcreekwatershed.org. The proposed pond would not meet the minimum average pond depth standards. A pond maintenance agreement, which goes with the property, must be provided. Rose Lorsung From: Tom Hovey [Tom.Hovey@dnr.state.mn.us] Sent: Thursday, October 26, 2006 5:37 PM To: Rose Lorsung Cc: Jim Kujawa Subject: Concept Plan - Pettibone Properties Rose, I have reviewed the concept plan dated 10/2/06 for the Pettibone Properties site located at Elm Creek and immediately west of Souix Drive in downtown Hamel. We realize some of the difficulties with the 25% impervious coverage limit for the shoreland district in downtown areas. Unfortunately, the shoreland rules don't fit very well for existing downton areas near public waters. It would be best, from a natural resources perspective, if the 25% limit could be met. Since the parcel already exceeds that and this is a downtown area, I don't anticipate that 25% will be achieved. Some ways to mitigate the proposed development are: 1) Minimize additional impervious surface. This might take the form of minimizing the number of parking spaces businesses are required to have, to have over flow parking on pervious surface, having narrower fire lanes, etc. 2) Maximize setbacks. I would encourage at least a setback of 50 feet for all impervious surface from the creek. 3) Limit the volume and rate of runoff to existing conditions. 4) Maintain or establish vegetative buffers between the pavement and the creek using native vegetation. Is the downtown area defined? I can see the rationale for allowing some flexibility in a defined downtown area, but would not want to see the higher impervious surface spread to other areas. I'm sure there are many other ways of protecting Elm Creek in this area. Controlling the volume of stormwater runoff, and providing a healthy, native vegetated buffer will help considerably in this regard. Thank you for the opportunity to comment. Tom Hovey Area Hydrologist MN DNR Waters Phone: 651.772.7923 Fax: 651.772.7977 e-mail: tom.hovey@dnr.state.mn.us Visit our website at: www.dnr.state.mn.us/waters 1 Bonestroo 1 Rosene Anderlik & Associates Engineers & Architects October 26, 2006 Ms. Rose Lorsung City Planner City of Medina 2052 County Road 24 Hamel, Minnesota 55340 2335 West Highway 36 • St. Paul, MN 55113 Office: 651-636-4600 • Fax: 651-636-131 1 www.bonestroo.com Re: United Properties Retail Development BRA File No. 000190-06000-1 Plat No. 405 Dear Rose, We have reviewed the concept plans for the proposed retail development in the southwest quadrant of TH 55 and Sioux Drive. The proposal is to construct 3 commercial buildings, a parking lot, and access road. We have the following preliminary comments with regards to engineering matters: Streets/Parking Lot • A geotechnical report, R-value recommendation, and pavement design should be submitted for review and approval. Report should indicate if any contaminated soils are present on the site. • Plans should be submitted to the Fire Marshal for review and approval. • Final plans should include all applicable Medina City Standard Details. • A right turn lane should be provided from the access road onto Sioux Drive. • A bypass lane should be provided for the drive thru lane adjacent to the restaurant. The minimum combined width of the drive thru and bypass lane should be 20'. Grading/Drainage/Wetlands • Plans should be submitted to the Elm Creek Watershed District for review and approval. • Drainage area maps and drainage calculations will need to be submitted for review and approval. The final storm water pond design shall meet NURP standards. • Final plans should include storm sewer calculations. • Final plans should include a detailed Storm Water Pollution Prevention Plan (SWPPP) for review and approval. • Drainage and utility easements should be provided over all ponding areas, wetlands, and drainage ways. • See attached comments from Dan Murphy and Lance Hoff regarding stormwater management Utilities • Existing and proposed utility information should be shown on the Utility Plan. This includes pipe size and slope, structure rim and invert elevations, and service elevations. Bonestroo recently merged with DSU, bringing together some of the best regional talents in engineering, architecture, planning, landscape architecture, and urban design. Our combined team now provides integrated services in one organization. • St. Paul, St. Cloud, Rochester, MN • Milwaukee, WI • Chicago, IL Bonestroo [� Rosene Anderlil< & Associates Engineers & Architects 2335 West Highway 36 • St. Paul, MN 55113 Office: 651-636-4600 • Fax: 651-636-1311 www.bonestroo.com General • Parking lot and roadway dimensions should be shown on the Site Plan. • The proposed improvements will disturb more than one acre. This will require a permit from the MPCA. If you have any questions please feel free to contact me at (651) 6044894. Sincerely, BONESTROO, ROSENE, ANDERLIK & ASSOCIATES, INC. Darren Amundsen Cc: Tom Kellogg Bonestroo recently merged with DSU, bringing together some of the best regional talents in engineering, architecture, planning, landscape architecture, and urban design. Our combined team now provides integrated services in one organization. • St. Paul, St. Cloud, Rochester, MN • Milwaukee, WI • Chicago, IL Bonestroo Memo Ros o Mderlik & Associod ates Fnglncm 6 Ardhlteas Project Name: Hamel Commercial Site To: Tom Kellogg From: Dan Murphy, Lance Hoff Re: Drainage Review, Plat # 190-405 Developer: Pettibone Properties Engineer: Westwood Professional Services Submittal: Preliminary Grading and Utility Plans Date of Plans: 10-2-06 Date Received: 10-11-06 Client. The City of Medina File No: 190-06-000-1 Date: 10-17-2006 Summary of Recommendations Based on our review of the Hamel Commercial site, we offer the following comments. Details on each recommendation are included in the following section of this memo. For ease of reference, the numbers of the recommendations listed below match the numbers of their detailed explanations, listed in the following section. 1. Pond flood storage should be increased. The pond is insufficiently sized to store the 100-yr, 24-hr storm event. 2. Skimming should be provided up to the 10-yr HWL using the City's standard outlet structure. 3. Low flow control should be provided from the pond using, an 8" orifice and the City's standard outlet structure. 4. Pond dead storage should be increased so that it contains runoff from the 2.5", 24-hr event and has an average depth of 3' at minimum. 5. An EOF should be provided for the pond. 6. Storm sewer profiles and rational method calculations should be submitted for review and approval. Further plan submittals should also include: 7. Elm Creek floodway and flood fringe delineations. 8. Elm Creek 100-yr flood elevations. 9. Elm Creek 100-yr encroachment elevations. Bonestroo, Rosene, Anderlik and Associates, Inc. www.bonestroo.com St. Paul Office: Milvrdukee Office: Rochester Office: Willmar Office: St. Cloud Office: Grayslake Office: 2335 West Highway 36 1516 West Mequon Road 112 7" Street NE 205 51h Street SW 3721 2P Street S 666 East Belvidere Road St. Paul, MN 55113 Mequon, WI 53092 Rochester, MN 55906 Willmar, MN 56201 St. Cloud, MN 56301 Grayslake, IL 60039 Phone: 651-636-0600 Phnne: 262-241-4466 Phonet507-262-2100 Phnne-320-214-9557 Phone: 320-251-0553 Phone: 647-548.6774 '�I' Bone Memo p Rosel Andr Ass rryinecrzz n. Drainage Review Details As requested, the Hamel Commercial Site development has been reviewed for compliance with the requirements and standards of the City of Medina. The plans were found to not meet the City's requirements and standards. Details regarding our findings and recommendations follow below. Background The approximately three acre project site is located within the City of Medina southwest of the intersection of TH 55 and Sioux Drive and north of the Soo Line Railroad. The existing site, occupied by Suburban Propane, drains north overland to Elm Creek. The proposed site consists of three retail buildings, a parking lot, frontage road connection, and a stormwater pond. The proposed site will drain west to the pond which will outlet north to Elm Creek. Water Quantity and Quality As requested, the Hamel Commercial Site has been reviewed for water quantity and quality and has been found to not meet City requirements. Because only preliminary grading plans were submitted we have developed a recommended pond design so that future plan submittals can meet City stormwater requirements. The recommended pond design consists of the following: 1) Increase the pond flood storage (storage above the NWL) as submitted from 0.39 ac-fit to approximately 0.44 ac-ft. The submitted pond design has insufficient flood storage to contain the 100-yr storm event. 2) Provide skimming up to the 10-yr storm event by using the City's standard outlet structure detailed in the attached plates. 3) Provide low flow control by including an 8" orifice within the pond outlet structure at the proposed NWL of 968.0. Low flow control is important to maintain and improve Elm Creek channel stability. 4) Increase pond dead storage (storage below the NWL) so that the average depth (dead storage / area @ NWL) of the pond is 3' at minimum and has sufficient volume to contain runoff from the 2- Bonestroo, Rosene, Anderlik and Associates, Inc. www.bonestroo.c, St. Paul Office: Millnaukee Office: Rochester Office: Willmar Office: St. Cloud Office: Grayslake Office: 2335 West Highway 36 1516 West Mequon Road 112 7ei Street NE 205 5th Street SW 3721 23� Street S _ 888 East Belvidere Road St. Paul, MN 55113 Mequon, Wl 53092 Rochester, MN 55906 Willmar, MN 56201 St. Cloud, MN 56301 Grayslake, IL 60030 Phone: 651-6364600 Phone: 262-2414466 Phone: 507-282-2100 Phone: 320-214-9557 Phone: 320-2514553 Phone:847- 548-6774 Fax: 851-636-1311 Fax: 262-241.4901 Fax:507-282-3100 Fax: 320-214-9458 F2x: 320-251-62.92 Fax 847-548- ' l Bone Memo Ass° rr lnenrs6 Ar yr event (0.55 ac-ft). The submitted pond grading only provides an average depth of 2.0' and dead storage of 0.14 ac-ft. 5) Provide a riprapped EOF at or above the pond 100-yr HW L. We offer the following additional recommendation regarding water quantity and quality. 6) Storm sewer profiles and rational sheet calculations should be submitted. Storm sewer should have a minimum of 2' of cover below paved areas and should be sized for the 5-yr storm event. Floodnlain Management All proposed fill and structures appear to be located out of the Elm Creek floodway and flood fringe as indicated on City's FEMA Flood Insurance Rate Map (FIRM) revision in -progress. In addition, all structure first floor elevations are above the regulatory flood protection elevation. However, further plan sheet submittals should include the following in order to document and verify that the project meets City of Medina floodplain ordinance requirements: 7) Elm Creek floodway and flood fringe delineations 8) Elm Creek 100-yr flood elevation 9) Elm Creek 100-yr encroachment elevation The above information is available from the City's FIRM revision submittal that has been approved by the Elm Creek Watershed Management Commission and is currently under FEMA review. Existing FIRM #27053C0167E, dated September 2, 2004, and the Hennepin County Flood Insurance Study, dated December 31e1, 2005, will be updated to reflect City revision and the information from the existing documents should not be used. Please contact Dan Murphy at (651) 967-4603 to get shapefiles delineating the three items listed above. Bonestroo, Rosene, Anderlik and Associates, Inc. www.bonestroo.a St. Paul Office: Milwaukee Office: Rochester Office: Willmar Office: St. Cloud Office: Grayslake Office: 2335 West Highway 36 1516 West Mequon Road 1127 Street NE 205 5th Street SW 3721 23' Street S _ 888 East Belvidere Road St. Paul, MN 55113 Mequon, WI 53092 Rochester, MN 55906 Willmar, MN 56201 St. Cloud, MN 56301 Grayslake, IL 60030 Phone: 651-6364600 Phone: 262-2414466 Phone: 507-282-2100 Phone: 320-214-9557 Phone: 320-2514553 Phone:847- 548-6774 Fax: 651-636-1311 Fax: 262-241-4901 Fax: 507-282-3100 Fax: 320-214-9458 320-2.91-6252 Fax: 847-548- Rectangular skimmer opening GRATE DETAIL 6-1/2" SS anchor w/clips 1 1/2"x3/8" outer ring 1 1 /2"x3/8" steel bars @ 4" O.C. 1 /4"x1 /4" steel bar, weld to each member Hot —dipped galvanized grate in 2 sections Elev.=xxx.x Outlet Elev. Elev.=xxx.x Skimmer opening 8 CY Class T 0 " 3 Riprop 00 0 O 6"1 0 6" aggregate backfill (MnDOT Spec. 3149H Mod.) ©� 13onestroo 0 Rosene Anderlik & Associates Engineers 6 Architects St. Paul, Minnesota SKIMMER MH DIAMETER OPENING 4' 3'xl.5' 5' 4.5'x1.5' 6' 6'xl.5' STANDARD DETAILS STORM SEWER SKIMMER STRUCTURE Grade 1T' T Hole for xx" Dia. RCP MEDINA, MINNESOTA Last Revision: JAN 2005 BR4 Plate No. City Plate No. STO-15 2"x6" keyw— cast into by suppli Baffle wal must be poured in place Dia. he baffle w Skimme openim See STO- For grate design see STO-17 xx"V RCP SKIMMER GRATE i 2.5'i 2.5'1 0 hole in 'fle wall itional #4'S '-0" long 12" zcntal ff- ©12° vertical SECTION A —A CONCRETE BAFFLE WALL xx" dia. hole in baffle wall Elev.=xxx.x Elev.=xxx.x Otlet Elev. Elev.=xxx.x I0.5' 5' X 1 .5' min. opening 1 see STO-17 6" 1, 8 CY Class 3 Riprap- ©� Sonestroo 0 Rosene Anderlik & Associates Engineers 6 Architects St. Paul, Minnesota 5' Dia. typ. Aggregate Ji (MnDOT Spec. 3149H Mod.) Grade 1' Hole for xx" Dia. outlet pipe When feasible, set invert for outlet pipe below the designed normal water elevation to improve pipe cover and minimize slope around skimmer. NOTE: When baffle wall height is greater than 3' above Outlet Elev. the following shall be required: 1. Steps 2. 6' Diameter MH STANDARD DETAILS SKIMMER STRUCTURE WITH CONCRETE BAFFLE WALL MEDINA, MINNESOTA Last Revision: JAN 2005 BRA Plate No. STO -16 BENCH OUTLET Cy Class 3 RIP Rap SKIMMER / AQUATIC VEGETATION BENCH (PICAL SIDE SLOPE PROFILE SIDE SLOPE PROFILE WITHIN 10' OF SKIMMER TYPICAL BENCH DETAIL WITHIN 10' OF SKIMMER OUTLET MAINTENANCE BENCH TYPICAL BENCH DETAIL NOTE: SEE CITY PLATE #STO-15 OR #STO-16 FOR SPECIFIC SKIMMER STRUCTURE DETAILS. ©Sonestroo 0 Rosene Anderlik & Associates Engineers 6 Architects St. Paul, Minnesota STANDARD DETAILS TYPICAL BENCH DETAIL MEDINA, MINNESOTA Elev. Elev. Last Revision: JAN 2005 BRA Plate No. 01rar5A