HomeMy Public PortalAbout07-2007CITY OF MEDINA
2052 COUNTY ROAD 24
MEDINA, MN 55340
AGENDA
MEDINA PLANNING COMMISSION
TUESDAY, July 10, 2007
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 May 8, 2007 Planning Commission minutes
6. Mike Leuer — Preliminary Plat for the subdivision of 47 acres into 7 lots in the
Rural Residential (RR) zoning district — Located north of Navajo Road (West)
(PID 14-118-23-11-0001). Public Hearing
7. Ordinance Amendment — Sections 825.07, 826.21 and 826.98 — Pertaining to
Animal -Assisted Therapy facilities in the Rural Residential (RR) zoning
district. Public Hearing
8. Adjourn
Posted in City Hall July 5, 2007
Agenda Item No.
PLANNING REPORT
TO: Medina Planning Commission
FROM: Andrew Gitzlaff, Landform, through Chad Adams, City Administrator
DATE: July 3, 2007 for the July 10, 2007 Planning Commission Meeting
RE:
Bradley Moen and Michael Leuer Rural Residential Subdivision. Preliminary
Plat to create seven lots located north of Navajo Road and west of the Hunter
Farms subdivision and north of the Tuckborough subdivision.
(Landform File No. MED07002)
REVIEW DEADLINE: October 8, 2007
1. Application Request
The applicant has requested approval of a preliminary plat to subdivide an existing 47.51 acre lot
into seven lots ranging in size between 5.02 acres and 9.15 acres. The seven rural residential lots
will be accessed from two new cul-de-sacs that will be served from Navajo Road.
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 and guided RR (Rural Residential). The
surrounding properties are also all zoned and guided RR and contain large lot rural residential
and agricultural uses. The proposed subdivision is consistent with the adjacent land uses and
zoning.
Background
The site has been used for agricultural production in the recent past. Currently, the site is vacant
with only a couple small groves of trees on site. There are also some small wetland areas onsite
that will need to be maintained and protected. The proposed subdivision will be developed and
designed as a continuation of the existing Tuckborough subdivision that is south of the proposed
subdivision and is divided by Navajo Road. The proposed subdivision is contiguous to existing
rural residential development.
Moen/Leuer Preliminary Plat
Prepared by Landform
Page 2
July 3, 2007
3. Analysis of Request
Preliminary Plat
The Applicant is requesting the subdivision of a 47.51 acre lot into seven lots that range in size
between 5.02 acres and 9.15 acres. The seven rural residential lots will be accessed from two
cul-de-sacs that will be served from Navajo Road. The following analysis refers specifically to
the requirements of the City for preliminary plat.
Lot Size
According to the City's Zoning Ordinance, the parcels should have a minimum of 5 acres of
contiguous soils suitable for a standard sewage disposal system. The current total acreage is
approximately 47.51 acres. The new lot sizes would be as follows:
Lot
Total Acres
Acres Contiguous Suitable
Soils
Lot 1
7.15
5.02
Lot 2
9.15
5.06
Lot 3
7.56
5.09
Lot 4
5.09
5.05
Lot 5
5.22
5.03
Lot 6
5.04
5.00
Lot 7
5.02
5.00
Staff finds that all lots, as shown on the preliminary plat meet the city's regulations. However,
verification of the size of each lot should be completed prior to final plat approval as several of
the lots are very close to the minimum contiguous soils. If conditions are applied to the
preliminary plat, these acreages should be recalculated to confirm that they meet the city's
ordinances.
Floodplain
A portion of the property is located in Flood Zone A (the general flood plain district). The
location of the floodplain is identified on the plans dated June 7, 2007. The plan set was
submitted to the Minnehaha Creek Watershed for review and comments were returned to the city
and applicant. The memo dated June 26, 2007 states that the floodplain boundary as shown on
the preliminary plat is not consistent with the boundary delineated by FEMA. The FEMA
boundary shows a larger area on lots 1 and 2 in the floodplain. The City's zoning ordinance does
not allow land in the floodplain to be counted towards contiguous buildable area, and as such the
increase in floodplain area would reduce the number of lots allowed on the site. The City has
recommended to the applicant that they seek a FEMA amendment to confirm the land area
within the floodplain and to verify that the boundary shown on the preliminary plat submittal is
accurate. The applicant will be required to prove, through a formal amendment from FEMA that
the boundaries shown on the submitted preliminary plat are accurate. Staff has included this as a
recommended condition of approval.
Moen/Leuer Preliminary Plat
Prepared by Landform
Page 3
July 3, 2007
Wetlands
The preliminary plat shows some small wetlands that are located primarily at the northeast,
northwest and southwest corner of the site. The wetland area in the southwest corner is partially
inclusive of the Floodplain Zone A area and extends slightly beyond the floodplain zone. A
dedicated easement shall be required over all wetland areas to ensure their protection. These
areas are not included in the buildable acres identified on the preliminary plat. As stated in the
City Engineer's memo dated June 15, 2007, the Applicant will be required to submit a formal
wetland delineation report for review and approval. Staff has included this as a recommended
condition of approval.
Well and Septic
The preliminary plat identifies locations for a primary and secondary septic site location on each
of the lots. Each lot has a suitable amount of soils to accommodate an individual septic and well
on each lot and the locations appear adequate. The Applicant has provided preliminary
information regarding the septic design on each site that has been reviewed preliminarily by the
City's inspector. The initial review revealed that the septic designs and locations were not
adequate and will require additional design work and attention. The Applicant will be required
to update this information and resubmit it for review by the City prior to final plat approval.
Staff has included this as a recommended condition of approval.
Access
The primary access to the subdivision will be off of Navajo Road. Each lot will have frontage on
the new cul-de-sacs that will serve this subdivision. After review of the roads on this parcel,
staff recommends that the northerly cul-de-sac include an easement that extends to the northern
property boundary to plan for future road connections. Although there are no immediate plans to
provide a through road, the property to north may subdivide in the future, which will make future
road connections through the area essential to help control and reduce traffic. Staff has included
this as a recommended condition of approval.
Tree Preservation
The current Tree Preservation Ordinance, Section 828.41, requires that structures and homes be
located to preserve trees. A Tree Preservation Plan will not be required because the site is not
heavily vegetated and there will be no impact to existing trees on site. The Applicant should be
aware of the Tree Preservation Plan and the City's commitment to saving trees in the event that
any of the lots should adversely affect the trees on site. Most of the trees on site are at the
perimeter of the lots and therefore should not be adversely affected by the subdivision.
Moen/Leuer Preliminary Plat
Prepared by Landform
Page 4
July 3, 2007
Park and Trail
This application is subject to park dedication. The City would be interested in acquiring a trail
easement on the southern boundary of the site. This trail easement would not be developed
immediately, but would provide increased trail connections in the future.
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 has included conditions to address these
issues.
5. Recommendation
Staff recommends approval of the Preliminary Plat with the following findings and conditions:
1. No wetland fill or impact is approved at this time.
2. No floodplain fill or impact is approved at this time. The Applicant shall resolve the
outstanding floodplain issues with FEMA and the watershed district prior to final plat
approval. If a formal amendment is not acquired from FEMA the Applicant shall revise
the submitted plans to reflect the current FEMA boundary. This may result in the
removal of 1 lot.
3. The Applicant shall provide easements for all identified wetlands as identified on the
Preliminary Plat dated June 7, 2007.
4. The landowner shall comply with the Wetland Conservation Act approval and all
standards.
5. Development within the plat is subject to the Floodplain Management Ordinance
requirements identified in Section 826 of the Medina City Code.
6. The applicant shall comply with all City requirements as noted in the comments from the
City Engineer, dated June 15, 2007.
7. 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.
8. The application for building permits must include grading, drainage and erosion control
plans with each building plan submitted.
Moen/Leuer Preliminary Plat
Prepared by Landform
Page 5
July 3, 2007
9. The Building Inspector must approve the soil percolation tests and septic system designs
prior issuance of building permits. Primary and secondary site locations will also be
provided and septic sites must be staked prior to beginning any construction on site.
Attachments
1. Location Map
2. Engineer Memo dated June 15, 2007
3. Elm Creek Watershed Memo dated June 26, 2007
4. Preliminary Plat, June 7, 2007
Location Map
Moen and Leuer Property
Site
PID 14-118-23-11-0001
I
I Feet
0 250 500 1,000 1,500 2,000
LANDFORM
MINNEAPOLIS• PHOENIX
June 15, 2007
Ms. Jennifer Haskamp
Ranner
C/O Landform
800C Butler Square
100 North 6th greet
Minneapolis, MN 55403
Fb: Tuckborough Fridge
Bonestroo He No. 000190-07000-1
Rat No. L-07-011
Dear Jennifer,
2335 Hghway 36 W
s. Paul, MN 55113
Tel 651-636-4600
Fax 651-636-1311
www.borestroo.com
Bonestroo
We have reviewed the revised preliminary plat and street plan for the proposed seven lot subdivision on Navajo
Fbad, dated 6-7-07. The site is located in the north half of the northeast quarter of SKtion 14. The plat proposes
to subdivide one paroel into sevenresidential lots. We have the followingpreliminary comments with regardsto
engineering trotters:
• All edsting contours should be labeled.
• The plat should show perimeter drainage and utility easements 5-feet wide along all interior lot lines
and 10-feet wide along the street frontage.
• Drainage and utility its should be provided over all ponding areas, drainage ways and
wetlands.
• A 15' trail easement should be provided adjacent to the Navajo Fbad Fight -of -Way, and extend east
along the south edge of Lots 5 and 6 to the southeast comer of the site.
• Rnal plans should indude a geotechnical report, Rvalue recorrrrTeridation and pavement design.
• The final plans should indude a typical street section.
• R-oposed invert elevations should be provided for all culverts.
• The proposed contour shown near the pond inlet is labeled as both a 992 and 990 contour. This
discrepancy should be resolved on the plans.
• The final plans should quantify the total disturbed area. If the disturbed area exo edsoneacrethefinal
plans should indudea detailed storm water pollution prevention plan.
• The proposed road stations should be shown on the plan.
• The City should consider requesting an extension of the proposed right-of-way to the north between
lots 2 and 3 if it has any intention of connecting the proposed road to Carriage Drive in the future.
• Anal plans should indude storm sewer and pond design calculations.
• Spp attached comments from Lance Hoff and Rachel Scheurer regarding stormwater management.
• flans should be submitted to the Bm Creek Watershed Management Commission for review and
approval.
• Awetland delineation report should be submitted for review and approval.
• Erosion and sediment control details should be induded on the final plans.
If you have any questions please feel free to minted me at (651) 604-4894.
9noerely,
®ONIESTFOO
Dairen Amundsen
Cc Tom Kellogg
Dusty Rnke, City of Medina
Memorandum
To: Tom Kellogg
%jet Tuckborough Rdge Cute: 6/13/2007
From Lance F-bff &
Fed Starer
alent: atyof Mecina
Fb: Drai nage %view
Fie Nb: 190-Gan
As requested, we have reviewed the Tuckborough Fridge development against the standards and
requirements of the dty of Medina. Cur comments follow below.
Bonestroo
2335 Hghway 36 W
S. Paul, MN 55113
Tel 651-636-4600
Fax 651-636-1311
www.bonestroo.oum
1. The outlet for the proposed pond diould be shown on the plans and placed at the southwestern corner
of the pond to ITTaXiMi distance between the inlet and outlet, preventing short dreuiting of the flows
through the pond.
2. Ideally, the pond depth should be no greater than 8' deep to prevent thermal stratification. The
submitted pond depth is 10' deep. Cur calculations show that more volume is provided than required
for water quality treatment, therefore the additional depth is not needed and should be reduced to 8'
deep.
3. An emergency overflow (R ) spillway should be provided from the pond at the 100-year F NFL. The
B:Felevation and direction of overflow should also be marked.
4. Aooessto the pond must be provided to the inlets, outlet, etc to provide ease of maintenanoe amass.
The access should be at least 12 feet wide with longitudinal slopes no greater than 15%.
5. The pond top -of -berm elevation needs to be a minimum of 1' above the 100-yr 1--NAL or E0Felevation,
whichever is greater.
6. Fdprap should be shown at the pond inlet, and a stilling basin should be shown at the pond outlet.
7. A drainage easement should be provided around the pond.
8. Existing conditions peak rates will be II l if the recommended pond outlet configuration is utilized,
summarized below in Table 1.
9. The revised grading rxlalts in lees than half the primary roadway being routed to the pond for
treatment. Treatment of the remaining areas should be provided that meet NUR'or equivalent
standards (likely, filtration of a 1.5" storm).
Table 1. Peak Flow Comparison
Storm Frequency
Existing Peak Flow (cfs)
Proposed Peak Flow (cfs)
2-Year
1.6
0.8
10-Year
5.7
4.1
100-Year
12.4
9.2
Note: Proposed conditions assume use of 18-inch culvert (60', from 986.5
to 986.0) & 2' high 45-degree V-notch weir at the NWL of 988.0.
Table 2. NURP Volume Companson
Required NURP Volume (ac-ft)
Provided NURP Volume (ac-ft)
0.282
0.607
Table 3. Mean Depth Comparison
Required Mean Depth (ft)
Provided Mean Depth (ft)
4
4.0
elm creek
Watershed Management Commission
ADMINISTRATIVE OFFICE
3235 Fernbrook Lane
Plymouth, MN 55447
PH: 763.553.1144
FAX: 763.553.9326
E-mail: judiealass.biz
TECHNICAL OFFICE
Hennepin County, DES
417 North 5`h Street
Minneapolis, MN 55401-1397
PH: 612.596.1171
FAX: 612.348.8532
E-mail: Ali.Durqunoglu(a�co.hennepin.mn.us
Project Review-Tuckborough Ridge
Medina, 2007-28
Project Overview: This is a proposal for rural residential development of a 47.5-acre site
(excluding right-of-ways) located at the North 1/4 of Section 14 (see map). The parcel will be
subdivided into seven lots with two cul-de-sac roads. About 90% of the site is currently under row
crops. The remaining areas are wetlands and woodlands. There are small floodplain areas on the
northwest and north east corners of the property. The plans will be reviewed for the Commission's
stormwater management, floodplain management, erosion and sediment control requirements.
Applicant & Agent. Michael Leuer and Bradley Moen, 3600 Holly Lane N., Plymouth, MN
55447. Phone (763) 550-1961; fax (763) 763-3913, Email: MikeLeuer@moenleuer.com.
Engineering/Agent. Mark Gronberg, Gronberg & Associates, Inc., 445 N. Willow Drive. Long
Lake, MN 55356. Phone (952) 473-4141; fax (952) 473-4435. Email: mark@gronbergassoc.com.
Exhibits:
1. Request for plan review, received on June 15, 2007.
2. Plan review fee of $2,100 (received on June 15, 2007).
3. Transmittal letter from the City (Dusty Finke).
4. HydroCad summary, dated June 7, 2007; for the existing and proposed conditions.
5. Plan Sheets (revised June 7, 2007, signed by the engineer).
Preliminary Plat
Certificate of Survey and Existing Conditions.
Landscape Plan
Grading Plan
Road Profiles
Findings:
General:
1. The initial 60-day project review deadline is August 14, 2007.
2. City of Medina is the LGU administering the Wetland Conservation Act. The project is not
proposing any wetland impacts.
Floodplains:
3. a) There are FEMA and Elm Creek WMC designated floodplains on this site. The
floodplain at the northwest corner has been designated as a Zone AE flood hazard zone,
with the base flood elevation (BFE) established at 977 feet. ECWMC has also
CHAMPLIN • CORCORAN • DAYTON • HASSAN • MAPLE GROVE • MEDINA • PLYMOUTH • ROGERS
Tuckborough Ridge
June 26, 2007
Page 2
established the BFE at 977 feet for this floodplain. The floodplain at the southwest
corner is designated as a Zone A flood hazard zone by FEMA.
b) The boundary of the Zone AE floodplain at the northeast corner has been demarcated
correctly along the 977 ft contour line. However, floodplains designated as Zone A do
not have established BFEs. Therefore, the Zone A floodplain basin at the southwest
corner cannot be determined by the topography. This floodplain is incorrectly
demarcated on the plat sheet. According to the official FEMA flood insurance rate maps
this Zone A floodplain extends farther into the property and encompasses wetland #1,
the proposed pond and portion of the proposed road.
c) Unless the Zone A floodplain issue is resolved by a FEMA Letter of Map Amendment
(LOMA or CLOMA), properties adjoining this floodplain basin might be forced to
purchase additional floodplain insurance. Staff recommends establishing a BFE for this
floodplain basin and obtaining a LOMA or CLOMA from FEMA.
Wetlands:
4. There are six wetlands around the perimeter of this property. Most of these wetlands extend
far beyond the boundary of this project. The plans do not show any buffers around these
wetlands. The ECWMC standards recommend a minimum 20-feet wide vegetated buffer
around wetlands.
5. Wetland #7 might be impacted during the house construction process. If impacts are likely
on this wetland, replacement options should be considered at this stage.
Drainage Easements:
6. All the wetlands, floodplains and stormwater treatment structures must be included in
drainage easements, and should be shown on the final plat map.
Erosion and Sediment Control Plan:
7. A separate interim/temporary erosion and sediment control (E&SC) plan must be prepared.
This plan should have all the necessary information for construction sequencing, temporary
and permanent E&SC, and site stabilization details. The construction sequencing notes
must indicate that the stormwater pond will be constructed prior to other grading activities.
A qualified person must sign this plan.
8. Final site stabilization plan must include application of temporary seed and mulch on
cropped areas following crop harvest.
9. A SWPPP must be prepared and submitted with the final plans, before the construction
starts. The interim and the final stabilization plans should be part of the SWPPP.
10. Northward drainage at the end of the cul-de-sac will discharge into a wetland in the
adjoining property. Some of this runoff is untreated impervious runoff. Because of the
concentrated and partially untreated nature of this runoff, an energy dissipater and a wide
grass swale should be designed between the cul-de-sac and the adjoining property, to
provide some treatment.
11. Riprap should be specified at culvert outlets.
SAEMD\DEMCON\CORR\DURGUNOGLU\_WATERSHEDS\ELM_CRKTLAN_REVIEW\2007\Tuckborough Ridge\Tuckborough Ridge_FOF_1.doc
Tuckborough Ridge
June 26, 2007
Page 3
12. The short east -west cul-de-sac has steep slopes. Bio-rolls or rock check dams must be
installed every 50 feet, along the ditches on both side of the road. Installation details must
be shown on the plan.
Stormwater Management Plan:
Runoff from this site goes in all four directions. The proposed drainage patterns will follow
the existing drainage patterns closely. Only the runoff from the southwest 13.2 acres will be treated
by the proposed stormwater treatment pond. This area includes 1,650 ft of the proposed 2,000 ft
road. All other areas will be backyard drainage, except for a portion of the northward drainage
from the end of the cul-de-sac (item # 11).
13. The existing and proposed runoff rates (in cfs) are as follows:
Existing Conditions
Proposed Conditions
2-year
10-year
100-year
2-year
10-year
100-year
Area 1 (SW)
10.62
22.34
38.82
2.30
6.34
12.55
Area 2 (N & NW)
18.55
38.20
65.46
6.05
19.44
40.99
Area 3 (NE)
10.20
20.91
35.72
3.45
11.58
24.81
Area 4 (SW)
11.44
23.41
39.93
3.43
12.15
26.49
The post -development runoff rates meet the ECWMC's standards.
14. Nutrient analysis for the existing and developed conditions must be submitted. Please refer
to the ECWMC Standards (Appendix F) for methodology. Please include wet pond storage
information as well.
15. Pond outlet structure and its details must be included in the plan.
16. The pond will be constructed within FEMA Zone A floodplain, and within private property.
ECWMC requires member communities to develop a stormwater system maintenance plan
that addresses public and private stormwater pond clean -out, public sump catch
basin/manhole clean -out, etc. If the City of Medina does not have an active stormwater
maintenance plan, a stormwater system maintenance plan agreement must be prepared for
this project. The maintenance plan must be developed to assure that stormwater
retention/treatment basins and storm water conveyance systems within the property are
adequately inspected and maintained, and continue to meet their design functions in the
future. The plan clearly must establish a responsible parry and be recorded with the title for
future owner(s).
Recommendations and Findings:
1. Staff has no recommendations at this time. All relevant issues listed under Findings must
be addressed adequately before a recommendation can be made.
June 26, 2007
Date
Ali Durgunoglu, PhD, PE
Advisor to the Commission
SAEMD\DEMCON\CORR\DURGUNOGLU\_WATERSHEDS\ELM_CRKTLAN_REVIEW\2007\Tuckborough Ridge\Tuckborough Ridge_FOF_1.doc
Tuckborough Ridge
June 26, 2007
Page 4
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SAEMD\DEMCON\CORR\DURGUNOGLU\_WATERSHEDS\ELM_CRKTLAN_REVIEW\2007\Tuckborough Ridge\Tuckborough Ridge_FOF_1.doc
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LEGAL DESCRIPTION OF PREMISES :
The East 47.51 acres of the North Golf of the Northeost
Quarter of Section 14, Township 118 North, Ronge 23,
West of the 5th Principol Meridion.
o : denotes iron marker
Bearings shown are bosed upon on Osstm^_d datum.
This survey intends to show the boundor ies of the above
described property, and the location of the edge of
wetlands thereon, as delineated by others. It does not
purport to show any other improvements or encroochfrRnts.
TOTAL AREA = 47.51+_ ACRES
ZONING DISTRICT = RURAL RESIDENTIAL
IMPERVIOUS SURFACE CALCULATIONS
PROPOSED ROADS =1.5 ACRES
PROPOSED HOUSES =I.O ACRES
PROPOSED DRIVES = 0.8 ACRES
3.3 ACRES IMPERVIOUS
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CERTIFICATE OF SURVEY AND EXISTING CONDITIONS FOR
BRADLEY L. MOEN & MICHAEL J. LEUER
IN THE NORTH HALF OF THE NE 1/4 OF SECTION 14-118-23
HENNEPIN COUNTY, MINNESOTA
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LEGAL DESCRIPTION OF PREMISES :
The Eost 47.51 ocres of the North Holt of the Northeast
Quarter of Section 14. Township 118 North, Range 23,
West of the 5th Principal Meridian.
o : denotes iron marker
Bearings shown are based upon an assured datum.
This survey intends to show the boundaries of the obove
described properly, and the local ion of the edge of
wetlands thereon, os delineated by others. It does not
purport to show any other ircprovercents or encroachments.
TOTAL AREA = 47.51+_ ACRES
ZONING DISTRICT = RURAL RESIDENTIAL
OWNER & SUBDIVIDER
BRADLEY MOEN & MICHAEL LEUER
3600 HOLLY LANE N.
PLYMOUTH, MN 55447
DESIGNER, ENGINEER & SURVEYOR
GRONBERG & ASSOCIATES, INC.
MARK S. GRONBERG
445 N. IMLLOW DRIVE
LONG LAKE, MN 55356
REVISIONS
07-096
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TUCKBOROUGH RIDGE
LANDSCAPE PLAN FOR
BRADLEY L. MOEN & MICHAEL J. LEUER
IN THE NORTH HALF OF THE NE 1/4 OF SECTION 14-118-23
HENNEPIN COUNTY, MINNESOTA
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LEGAL DESCRIPTION OF PREMISES :
The East 47.51 acres of the North Half of the Northeast
Quarter of Section 14. Township 118 North, Range 23.
West of the 5th Principal Meridian.
o : denotes iron marker
Bearings shown are based upon on assumed dater.
This survey intends to show the boundaries of the above
described property, and the location of the edge of
wetlonds thereon, as delineated by others. It does not
purport to show ony other improvements or encroachments.
TOTAL AREA = 47.51+- ACRES
ZONING DISTRICT = RURAL RESIDENTIAL
• DENOTES 2" CALIPER DBH DECIDUOUS TREE
OF CITY APPROVED SPECIES TO BE PLANTED
REVISIONS
07-096
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TUCKBOROUGH RIDGE
GRADING PLAN FOR
BRADLEY L. MOEN & MICHAEL J. LEUER
IN THE NORTH HALF OF THE NE 1/4 OF SECTION 14-118-23
HENNEPIN COUNTY, MINNESOTA
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LEGAL DESCRIPTION OF PREMISES :
The East 47.51 acres of the North Half of the Northeast
Quarter of Section 14. Township 118 North, Range 23,
West of the 5th Principal Meridian.
o : denotes iron marker
Bearings shown ore hosed upon an assured datum
This survey intends to show the boundaries of the above
described property, and the location of the edge of
wetlands thereon, os delineated by others. It does not
purport to show any other iwproverrenls or encroachments.
TOTAL AREA = 47.51+- ACRES
ZONING DISTRICT= RURAL RESIDENTIAL
IMPERVIOUS SURFACE CALCULATIONS
PROPOSED ROADS =1.5 ACRES
PROPOSED HOUSES =1.0 ACRES
PROPOSED DRIVES o QB ACRES
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BY
REVISIONS
NEW RKS
OESIG,BO
DRAWN
CHECRm
/CREST
Er THE PLAN, WASPREPAREOOY ME 10R UNDER AYS Mat SUPERVISION REPORT
THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER
THE LAWS OF ME STATE OF ¢.NNESOTA.
0nm liCENSE 7Lt
GRONBERG & ASSOCIATES, INC,
Civil Engineers, land Surveyors, Land Planners
445 North Willow Drive, Long Lake, MN 55356
952-073-4141
snio7
SCALE
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BY
REVISIONS
REMARKS
I HEREBY CERTIFY S PLAN.MPORT
WAS PREPARE° BY THATMECR,EUNDER MYSORR M'ASUPERVVIIISSOR AND
MAT AM A DULY LICENSED PROFESSIONAL ENGINEER UNGER
THE LAWS OF THE STATE OF MYKSOTA.
045- .L._'_G % — M" LICENSE NUMBER /271.
GRONBERG & ASSOCIATES, INC.
Civil Engineers, Land Surveyors, Land Planners
445 North Willow Drive, Long Lake, MN 55356
952-473-4141
S/7/07
SCALE
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0 7.090
6-5,
CITY OF MEDINA
ORDINANCE NO.
An Ordinance Related to Animal -Assisted Therapy as a Conditional Use in the
Rural Residential zoning district;
Amending Section 826.21; adding Section 825.07, Subdivision 106.1;
adding Section 826.98, Subdivision 2 (o).
The city council of the city of Medina ordains as follows:
SECTION I. Medina Code Section 826.21 is amended by adding the underlined material as
follows:
Section 826.21. (RR) Conditional Uses. Within the Rural Residential District, no structure or land
shall be used for the following uses except by conditional use permit:
Subd.1. Local government buildings.
Subd. 2. Churches and other places of worship.
Subd. 3. Home occupations in compliance with the conditions of Section 826.98, Subd. 2 (c)
of this ordinance.
Subd.4. Cemeteries.
Subd. 5. Outdoor recreational facilities, including non-commercial parks, golf courses, and
driving ranges.
Subd. 6. Private use of windmills or wind energy conservation systems (WECS).
Subd. 7. Solar equipment.
Subd. 8. Public, private or charter schools having a course of instruction approved by the
Minnesota department of education for students enrolled in preschool through grade 12 or
any portion thereof, provided the school must be served by sanitary sewer or meet the
requirements of Section 826.51, Subd. 3 of this ordinance.
Subd. 9. On parcels of 40 acres or larger, a second principal residential dwelling structure.
Subd.10. Animal -Assisted Therapy as regulated by Section 826.98, subd 2 (o) of this
ordinance.
SECTION II. New Medina Code Section 825.07 Subd. 106.1 is added as follows:
Section 825.07. Definitions. The following words and terms shall have the means ascribed to
them:
Subd. 106.1. Therapy, Animal -Assisted (or "AAT") - A use of land and associated structures
for the delivery of therapy intended to improve human physical, social, emotional, and/or
cognitive function, in which animals that meet specific criteria are an integral part of the
treatment process. AAT is goal -directed and is delivered by a health/human service
professional with specialized expertise. AAT may be provided in a group or individual
setting):
SECTION III. New Medina Code Section 826.98, subdivision 2 (o) is added as follows:
Section 826.98. Conditional Use Permit Standards for Agricultural Preservation and
Residential Districts.
Subd. 2. Specific Standards. In addition to the general standards specified in section 825.39
of this ordinance, no conditional use permit shall be granted unless the city council
determines that all of the specific standards contained in this subdivision will be met:
(o) animal -assisted therapy
(i) minimum lot size is 15 acres
(ii) if not located with direct access to a collector or arterial roadway, the city
council may apply conditions it deems to be reasonably necessary to reduce
wear and damage to local streets as well as traffic impacts on neighboring
parcels. These conditions may include, but are not limited to, restricting the
amount of allowed daily trips, restricting the weight and/or type of vehicles,
requiring financial guarantees for potential damage and requiring road
improvements;
(iii) the city council may apply conditions to limit the total number of persons
allowed on -site at any one time, as well as limitations for hours of
operation;
(iv) the city council may apply conditions to limit the total number of animals
allowed on the property;
(v) adequate parking areas must be provided to handle peak activity, and
parking must be set back at least 50 feet from all property lines;
(vi) adequate indoor sanitary facilities must be provided for employees and
clients;
(vii) manure must be handled and disposed of by means approved by the City and
the Minnesota Pollution Control Agency;
(viii) wetlands on the property must be fenced to prevent grazing, or other use;
(ix) exterior lighting must be designed and installed so that the light source is
recessed and enclosed on all sides except the bottom so that no light is cast
directly or indirectly on any other property and so that the light source
cannot be seen from adjacent property;
(x) all requirements of the fire code and fire marshal must be met;
(xi) the applicant shall provide proof of insurance in an amount and with such
coverage as the city attorney deems reasonable, and shall thereafter
maintain such insurance; and
(xii) the applicant shall comply with all relevant health and safety regulations.
Section IV. This ordinance shall take effect upon its adoption by the city council and
publication in the city's official newspaper.
Adopted by the Medina city council on the day of , 2007.
T.M. Crosby, Jr., Mayor
ATTEST:
Chad M. Adams, City Administrator -Clerk
Published in the Crow River News this day of , 2007.
Agenda Item: 7
MEMORANDUM
TO: Planning Commission
FROM: Dusty Finke, Assistant to Planning; through City Administrator Adams
DATE: July 5, 2007
MEETING: July 10, 2007 Planning Commission Meeting
SUBJ: Animal -assisted therapy ordinance amendment — Elizabeth Turnquist
Background
Elizabeth Turnquist (2000 Chestnut Road) and Tanya Welsch (Mn LINC) visited with staff prior
to the May 15, 2007 City Council meeting and discussed their wish to locate the operations of
Minnesota Linking Individuals, Nature & Critters, Inc. (Mn LINC) on the 80 acres of property
owned by the Turnquists. Staff noted that the existing zoning regulations would not allow for
such a use on the property. At the June 5, 2007 City Council meeting, the Council discussed the
use and how it could be allowed within zoning regulations. The Council suggested that the
parties apply for an amendment to the ordinance to add animal -assisted therapy as a conditional
use within the Rural Residential zoning district.
An amendment to the Zoning Ordinance is subject to public hearing and review by the Planning
Commission.
Description of the Use
MnLINC delivers animal -assisted therapy, and describe their organization as "a therapeutic, non-
profit organization that uses the restorative and healing power of animals to help troubled
individuals. We believe that people can reclaim their lives and begin to thrive through the
compassion and wisdom of animals. We empower people struggling with life's challenges to
move ahead into a stronger life defined by personal integrity, self-esteem and high expectations."
Animal -assisted therapy can include a variety of services including: student groups (small
groups during school hours), client groups (3-5 people, during the evening), as well as individual
clients. Additionally, MnLINC organizes one -day professional development conferences
approximately once a month that may draw up to 25 attendees.
Staff Analysis
Staff believes that animal -assisted therapy, broadly speaking, is a commercial activity, but a
commercial activity that could be argued is consistent with a "rural life-style" suggested in the
purposes of the Rural Residential district. Staff was unable to find many examples of animal -
assisted therapy facilities in order to get a feel of how intensive the use is, but MnLINC (as an
example) would employ two full-time and two part-time employees at its facility.
The use, as described, would require vehicle access for employee, buses for student groups and
vehicles for individual clients. Other more commercial uses within RR (churches, schools, local
government buildings) require access off of an arterial or collector roadway. Chestnut Road is a
local street. To address this concern, staff added traffic and road issues as one of the criteria
within the ordinance.
While MnLINC and the Turnquist property will most likely be discussed because they are
currently requesting this ordinance amendment, the Commission should attempt to discuss the
ordinance broadly. It will apply to all RR properties and to all animal -assisted therapy
organizations if they would seek property in Medina. The Planning Commission will have the
opportunity to discuss MnLINC and the Turnquist property specifically when they apply for a
conditional use permit, and should attempt to keep discussion at this meeting to the ordinance.
Staff suggests two points of discussion:
1) Should animal -assisted, as a commercial use which requires a rural setting, be permitted
within the Rural Residential district?
2) If so, are there any changes (or new) criteria that the Commission would suggest to
review an application by?
The attached ordinance adds animal -assisted therapy as a conditional use within the Rural
Residential district and describes specific criteria to review if and when the City receives an
application for use a facility. If the Commission is favorable of such a change it should
recommend the changes to the City Council.
2