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Home My Public Portal About03-2007CITY OF MEDINA 2052 COUNTY ROAD 24 MEDINA, MN 55340 AGENDA MEDINA PLANNING COMMISSION TUESDAY March 13, 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 February 13, 2007 Planning Commission minutes 6. James Lane — Preliminary Plat to create two lots out an existing lot in the Rural Residential (RR) zoning district — 2605 Hamel Road (PID 16-118-23-11- 0003). Public Hearing 7. Richard Burke and Ralph Miller — Preliminary Plat to create three lots out of four existing lots in the Rural Residential (RR) zoning district — Hamel Road and Tomahawk Trail (PIDs 08-118-23-32-0003, 08-118-23-31-0004, 08-118- 23-42-0003, 08-118-23-13-0001). Public Hearing 8. Robert Hopper — Conditional Use Permit for construction of a third accessory structure in the Rural Residential (RR) zoning district — 2455 County Road 24 (PID 21-118-23-14-0007). Public Hearing 9. Three Rivers Park District — Amended Conditional Use Permit for an addition to a structure at the Near Wilderness Site — South of County Road 24, West of Homestead Trail (PID 20-118-23-21-0003). Public Hearing (To be tabled) 10. Adjourn Posted in City Hall March 8, 2007 Agenda Item: 9 MEMORANDUM TO: Planning Commission FROM: Dusty Finke, Assistant to Planning, through City Administrator Adams DATE: March 8, 2007 MEETING: March 13, 2007 Planning Commission SUBJ: Three Rivers Park District CUP — to be tabled The Three Rivers Park District has again requested for the public hearing on their conditional use permit to be postponed as they work to update their plans. During the February Planning Commission meeting, the Commission tabled the application until the March Planning Commission meeting. Because the application was tabled to a specific meeting, it appears on the agenda again. Staff Recommendation Staff recommends that the Planning Commission table the public hearing on the application. Staff has yet to hear from the applicant, and recommends that the Commission not apply a specific meeting to the motion to table. Agenda Item: 8 TO: FROM: DATE: SUBJECT: PLANNING REPORT Medina Planning Commission Jennifer Haskamp, Landform through Chad Adams, City Administrator March 7, 2007 for the March 13, 2007 Planning Commission Meeting Robert R. Hopper and Paula Prahl. Request for approval of a Conditional Use Permit for property located at 2455 County Road 24 (21-118-23-14-0007) Landform Project No. MED07004 REVIEW DEADLINE: May 29, 2007 1. DESCRIPTION OF REQUEST: The applicant is requesting approval of a Conditional Use Permit (CUP) to allow the construction of a third accessory building (a pool house) on the 10-acre property located at 2455 County Road 24. Section 825.19, Subd. 3. of the City's Zoning Ordinance allows accessory buildings exceeding 3,000 square feet in size, or totaling more than 2 structures, by CUP if the property is at least 5 acres in size. The applicant intends demolish an existing 234-square foot shed and construct a 2,622-square foot pool, a 623-square foot pool house building with a 395 square foot open porch area and an outdoor wooden trellis on the site. There is a recently constructed single family home, a guest house and two historic barns that will remain on the site. 2. CONTEXT: Level of City Discretion in Decision -Making The City's discretion in approving or denying a conditional use permit is limited to whether or not the proposed use meets the performance standards outlined in the Zoning Ordinance. If it meets these standards, the City must approve the Conditional Use Permit. Zoning and Land Use The property is located outside the MUSA and is guided Permanent Rural zoned Rural Residential (RR). The surrounding properties are also guided Permanent Rural, zoned RR and consist of single family homes on larges lots and agricultural uses. Natural Characteristics of the Site There is a large forest area on the east side of the site and a creek meanders through the site. There is a large wetland complex that is partially located on the west side of the site that is classified as Department of Natural Resources (DNR) public water body 27-155W. A portion of the site is also within FEMA Flood Zone A. Robert R. Hopper and Paula Prahl Re: Hopper Conditional Use Permit Page 2 March 7, 2007 3. ANALYSIS: Consistency with Ordinance Standards Conditional Use Permit 2,622-square foot pool Section 825.19, Subd.3. of the City's Zoning Ordinance states that a conditional use permit is required to allow accessory buildings to exceed an aggregate of 3,000 square feet in size or 2 in number on properties larger than 5 acres. There is an existing 3,612-square foot single family house, a 924-square foot guest house, a 1,169-square foot historic barn building and a 1,260- square foot historic barn building that will remain on the site. The existing guest home is classified as part of the single family home and is not considered an accessory building. The applicant is proposing to construct a 623-square foot accessory building (the pool house building), a 2,622-square foot pool and a 395 foot porch which will total an additional 3,640 square feet of accessory structures on this 10-acre site. Accessory Building Standards All detached accessory buildings exceeding 200 square feet must meet the following setbacks: Front yard: Side yard: Rear yard: Principle Building: Public Water Body 50 feet 50 feet 50 feet 10 feet 150 feet The proposed pool house building appears to meet the 150-foot setback from the Ordinary High Water Level (OHWL) of the public water body. However, the OHWL of the public water body has not been shown on the plans. The plans should be revised to show the OHWL of the public water body to verify that this setback requirement is met. The proposed pool house building meets all other setback requirements. Architecture and Design Standards The height of the accessory building must not exceed the height of the principle building on the site. The highest point on the proposed pool house building is measured at 18-feet, 3-inches which is considerably less than the single family home on the site. The proposed pool house building will be constructed of clapboard siding with stone accents and a gabled roof that matches the existing home. The proposed pool house building will also include a colonnaded porch that is similar to the colonnaded porches for the principle home and the guest house. Grading, Drainage and Erosion Control The applicant has shown the proposed grading, drainage pattern and erosion control measures on the plan. The City will require all erosion and sediment control measures to be installed, inspected and approved by the City prior to any work on the site. The applicant must also obtain an erosion control permit from the Minnehaha Creek Watershed District (MCWD). Robert R. Hopper and Paula Prahl Re: Hopper Conditional Use Permit Page 3 March 7, 2007 Wetlands There is a large wetland complex that is partially located on the west side of the site. A 30-foot wetland buffer has been shown on the plans. The wetland buffer was required from the MCWD as part of a previous review of this site. It appears that some of the existing buildings on the site encroach upon the wetland buffer area. However, alternative wetland buffer areas have been identified on the plans and the proposed pool house building does not encroach into the wetland buffer area. Creek There is a creek that meanders through the site that has not been shown on the plans. This creek is not classified as a protected watercourse. The plans should be revised to show the location of the creek to ensure that the proposed site work does not impact the creek channel. Shoreland The majority of the property is located within the 1,000-foot Shoreland Overlay District of public water body 27-155W. As previously stated, a 150-foot building setback from the OHWL of the public water body is required. The proposed pool building appears to meet this setback requirement. In addition, the total amount of impervious surface can not exceed 25% of the site. The plans indicate that 7.04% of the site will consist of impervious surface. Staff finds that the proposal is consistent with the shoreland standards. Floodplain A portion of the site is within FEMA Flood Zone A. However, the floodplain boundary has not been shown on the plans. The plans should be revised to show the floodplain boundary to ensure that the proposed site work does not negatively impact the floodplain. Well and Septic There is an existing well on the site that will provide water service to the proposed pool house. The pool house will also be connected to the existing individual septic treatment system on the site. The plans indicate that the existing septic tanks will be removed as part of this project. The applicant will be required to submit detailed septic plans to the City Engineer for review and approval to ensure that the septic system complies with City standards and Minnesota Rules Chapter 7080. Conditional Use Permit Standards The Planning Commission shall consider the following relevant factors as outlined in Section 825.39. of the Zoning Ordinance when reviewing a conditional use permit: Subd. 1. 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 immediate vicinity. Robert R. Hopper and Paula Prahl Re: Hopper Conditional Use Permit Page 4 March 7, 2007 Staff finds that the proposed pool house building will compliment the existing single family home and historic barns on the site and will not diminish and impair property values within the immediate vicinity. Subd. 2. 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. Staff finds that the proposed pool house building complies with all ordinance standards and will not impede the normal and orderly development of surrounding vacant property for uses predominant in the area. Subd. 3. That adequate utilities, access roads, drainage and other necessary facilities have been or are being provided. The property is accessible from Willow Drive and County Road 24 and is served by an individual well and septic system. The applicant will be required to submit utility plans to the City Engineer to verify that the individual well and septic system can accommodate the proposed pool house building. Subd. 4. That adequate measures have been or will be taken to provide sufficient off-street parking and loading space to serve the proposed use. The existing driveway, the outdoor parking area and the garage parking spaces are sufficient to serve the proposed use. Subd. 5. 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. The proposed pool house building will meet all required setbacks from adjacent property. Any exterior lighting will be required to comply with the City's outdoor lighting ordinance to prevent light trespass onto adjacent properties and public right-of-ways. Subd. 6. 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. Staff finds that the request a pool house building is reasonable and will allow the property owners to continually enjoy the use of their property. Subd. 7. 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. The purpose of the RR district is to allow for a "rural life-style" by permitting low -density residential development in areas that maintain rural services and mixed farming. Staff finds that proposed use of the accessory building as a pool house is consistent with the intent of the Zoning Code. Robert R. Hopper and Paula Prahl Re: Hopper Conditional Use Permit Page 5 March 7, 2007 Subd. 8. The use is not in conflict with the policies plan of the City. Staff finds that the use is not in conflict with the policy plans of the City. Subd. 9. The use will not cause traffic hazard or congestion. Staff finds that the use will not cause a traffic hazard or congestion. Subd. 10. Existing businesses nearby will not be adversely affected by intrusion of noise, glare or general unsightliness. There are mixed farming and rural service business located in the RR district. Staff finds that these nearby uses will not be adversely affected by the intrusion of noise, glare or general unsightliness. Subd. 11. The developer shall submit a time schedule for completion of the project. The applicant intends to apply for a building permit upon approval of the CUP and to construct the pool house building in spring 2007. Subd. 12. Officer. The developer shall provide proof of ownership of the property to the Zoning The applicant has provided proof of ownership of the property to the City. 4. CONCLUSION: Staff finds that all of the above standards for granting a CUP have been met. However, after reviewing the application the Planning Commission could reasonably reach a different conclusion. 5. RECOMMENDATION: Staff recommends approval of the CUP subject to the following conditions: 1. This conditional use permit specifically allows the construction of a 2,622-square foot pool, a 623-square foot pool house building with a 395 square foot open porch area. 2. The pool house building shall be constructed as indicated on the plans dated August 16, 2006 and January 29, 2007, except as may be amended by this resolution. 2. The accessory building may be used as a recreational pool house provided that the building remains accessory to the single family dwelling on the site and that the building is not used as living quarters. 3. Any exterior lighting shall comply with the City's outdoor lighting ordinance. Robert R. Hopper and Paula Prahl Re: Hopper Conditional Use Permit Page 6 March 7, 2007 4. This approval does not include review or approval of any additional septics to serve the accessory pool house building. 5. Revise the plans to show the creek and the OHWL of the water body on the site to ensure that the proposed site work does not impact the creek channel and ensure compliance with the 150' setback. 6. Revise the plans to show the floodplain boundary to ensure that the proposed site work does not impact the floodplain. 7. A building permit shall be obtained from the City prior to any work on the site. 8. All erosion and sediment control measures shall be installed, inspected and approved by the City prior to any work on the site. 9. The applicant shall obtain any necessary permits from the MCWD prior to any work on the site. 10. The applicant shall comply with the recommendations stated in the letter from Great River Energy dated March 1, 2007. ATTACHMENTS: 1. Location Map 2. Applicant's Narrative received January 29, 2007 3. Engineer's Memo, dated March 8, 2007 4. Email from J. Wisker from Minnehaha Creek Watershed District, February 15, 2007 5. Letter from Tom Tiller, Jr., March 3, 2007 6. Letter from Great River Energy, March 1, 2007 7. Site Graphics received January 29, 2007 Location Map Hopper Property 2455 County Road 24 0 Feet 1,000 2,000 AIL LANDFORM MINNEAPOLIS • PHOENIX riCRIVERHOUSE N DESIGA R c H I T E c T U R E Planning & Zoning Department City of Medina 2052 County RD 24 Medina, MN 55340 Dear Planning Department: I am writing on behalf Robert Hopper- and Paula Prahl, owners of the property at 2455 Cty. Rd. 24 in Medina, the location of the proposed new poolhouse represented in this Conditional Use Permit submittal. The location of this proposed poolhouse is both picturesque and historic. Originally it was a farmstead, dating to the 1860's, encompassing property on both sides of Cty. Rd. 24 at Willow road. The two wood -framed barns that one sees from the road were built in the 1880's and remain in their original condition. With their setting at the edge of Crosby Creek on the hillside above Krieg Lake is exceptional, they have given users of Cty. Rd. 24 a glimpse of Medina's history for several generations. Mr. Hopper and Ms Prahl have had an architectural historian from the National Park Service provide guidelines on the barns' preservation: they recognize the value of these two buildings. I have worked diligently with the owners to sustain the historic quality of the original farmstead - in architectural style, materials, etc. - in the design of their new house, currently in the late stages of construction. We continued with this approach in the design of the poolhouse. Unfortunately, after removal of an existing 13' x 18' structure and leaving the barns standing, the poolhouse will result in one too many structures on the property, per Section 825.19. Medina zoning, which states that two are permitted. The poolhouse will be a clapboard sided, gable -ended building stylistically matching the main residence. Like the house and guesthouse it has a colonnaded porch, and thus creates a courtyard of pool and gardens (see plan). Not only does the poolhouse 'complete' the courtyard, it gives the owner privacy from the continuous traffic of Cry. Rd, 24. Tearing down one of these barns to meet zoning is obviously not an option for Mr. Hopper and Ms Prahl. The alternative is to obtain the Conditional Use Permit to build the poolhouse and to leave them standing. We are therefore asking for an approval of this permit so that we may continue with construction in a timely manner. Allan Amis Minneapolis Studio Bones troo Rosene Anderlik & Associates Engineers S Architects February 12, 2007 Ms .Jennifer Haskcamp 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'. 651-636-1311 wwwbonestroocom Re: 2455 County Road 24 BRA File No 000190-07000-1 Plat No. L-07-003 Dear Jennifer', We have reviewed the preliminary plans for the proposed pool and poolhouse at 2455 County Road 24, dated January 29, 2007, We have the following preliminary comments with regards to engineering matters: • More details regarding, grading information, such as spot elevations, should be provided in the areas to the east, west, and south of the proposed poolhouse and pool in order to determine proposed drainage patterns. • Top and bottom wall elevations should be provided for the proposed wall around the pool. • The survey shows an existing gravel driveway in the area of the proposed poolhouse. The plans should indicate any proposed improvements or removal of the driveway, as well as any grading that may occur in this area. • The plan should identify existing and alternate septic sites. • Final plans should include erosion and sediment control details. If you have any questions please feel free to contact me at (651) 604-4863, Sincerely, BONE.STROO, ROSENJ=, ANDERLIK & ASSOCIATES, INC. Torn Kellogg St Paul. St Cloud. Rochester, MN • Milwaukee. WI • Chicago. IL Affirmative Action/Equal Opportunity Employer and Emp€oyee Owned Jennifer Haskamp From: Jennifer Haskamp Sent: Thursday, March 08, 2007 11:28 AM To: Jennifer Haskamp Subject: FW: 2705 Willow Drive & 2455 Co. Rd 24 Original Message From: James Wisker [mailto:jwisker@minnehahacreek.org] Sent: Thursday, February 15, 2007 9:03 AM To: Dusty Finke Subject: Re: 2705 Willow Drive & 2455 Co. Rd 24 Dusty, The MCWD Rule D: Wetland Protection is the ordinance from which all buffer requirements originate. Buffer widths are based on the size of the wetlands basin. 1. 0-1 acre = 16.5' 2. 1-2.5 acre = 20' 3. 2.5-5 acre = 25' 4. >5 acre = 35' Rule D: Wetland Protection buffer requirements are triggered by several other rules including Rule D itself. For example, buffers are required around wetlands where: I. Work is taking place in the floodplain where wetlands are located downgradient. *Rule C* 2. A waterbody crossing (bridge/boardwalk) is crossing a wetland. *Rule G* 3. Stormwater management is required (single family homes are exempt from this rule) *Rule N* 4. A wetland is being impacted/disturbed *Rule D* I hope this information is sufficient. I would recommend that the owner apply for an MCWD permit to ensure that all appropriate Rules are addressed. It is likely based on the information provided that only a Rule B: Erosion Control permit would be required. If the buffer is shown as already existing however, Rule D may have been triggered as part of a historical project on this property, in this case, a declaration recording the location of the wetland buffer would have been filed at the county which. would restrict any future encroachment into said buffer. This is information we would be able to determine if we knew when the applicant had previously applied for an MCWD permit. Otherwise, at this time, it does not appear as though MCWD would require wetland buffer. Again, this cannot be stated as absolute until an application is made. Again, please call with questions. Thank you. I noticed from the Pool and Poolhouse at 2455 Co. Rd. 24 (Hopper) that there were some wetland setbacks and a lot of information noted on the survey. From conversations with the architect and Hopper's builder out there, it seems a lot of that stuff came from the Watershed district. Is that true? Is there any information you can send me on that? I ask because it looks like some of the existing structures are within that buffer already. Any Info you have 1 would be great. Thanks James James Wisker District Technician Permitting Department Ph. 952-471-0590 (206) fx. 952-471-0682 Minnehaha Creek Watershed District 18202 Minnetonka Blvd. Deephaven, MN 55391 www.minnehahacreek.org 2 } e J. GREAT RIVER ENERGY' 1764 i East Highway 10 • P.O. Box 800 • Elk River, Minnesota 55330-08110 • 761-4-11-3121 • Fax 761-241-n66 March 1, 2007 BDX Line Chad Adams City of Medina 2052 County Road 24 Medina, MN 55340 SUBJECT: Robert Hopper Residence, HD 21-118-23-14-007 2455 County Road 24, Medina, MN Dear Mr. Adams: Thank you for providing us with the information on the above referenced project. Great River Energy (GRE) acknowledges receipt of your Notice of Public Hearing regarding the above referenced project. Please be advised that GRE does have facilities in this area. I have enclosed a copy of the GRE Plan and Profile of the BDX line for the above referenced area. Changes in grade under our transmission line is prohibited. A change of grade will put GRE in code violation and any cost to correct such violation will be the property owner's responsibility. You will also need to avoid digging within twenty-five feet of our power poles. Please notify all contractors of the following information: Use great caution when working near our transmission line. This line carries 69 kilovolts of electricity and has the capability of arcing if objects come too close to the line. You are required to maintain all OSHA regulations and National Electric Safety Code (NESC) clearances at all times when working within our right of way. Any questions regarding OSHA regulations and NESC minimum clearance standards can be directed to Chuck Lukkarila at (763) 241-2261. If the need to be within 15 feet of our transmission line should arise, please contact us immediately to discuss possible electrical outages at your expense. To maintain the integrity of our transmission system, GRE will not allow any trees, shrubs or brush over 15 feet in height to be located within the easement area. if you choose to do otherwise, you do so at the risk of the planting(s) being subject to regular tree clearing. Please be advised that GRE does not assume any liability, which might arise out of construction in its right-of- way. If you need more information on our facilities in this area or have any further questions, please contact me at 763-241-2402. Sincerely, T RIVER ENERGY Michelle NfacMillan Land Rights Technician Enclosure MM:jh1r:OCITY120071Medi na2007HopperResp.doc Direct Dial (763) 241-2402 E-Mail nimacnlillarOgrenergy.com FAX (763) 274-6337 w'ww.(;realRiver[rii Tgy.rom A Touchstone Eacr��y` perativr 4r.�( THOMAS C. TILLER, JR. Mavcin 3, 20��I Medwria Plavvt`"ti MedilAa CHI 1441i 2052_ Covv hi Rd 29 N 55340 Nledl+ngr Tear Comm �SS1oV1 C0 Uv c'd f i t wt io-e v s r w v t-h vt 9 l ✓l P.e (vvi•i f 04)0 ca}-tovt Ma✓el/ 13 uv►i C oved l '- 1 ovt a l reviewed i14 My lady �- cl leave p1! dove ()Is e 4. l4 e vJ {-Cc � eXcel4�hk pQu�a • Y `oa�� ff i�p�°`�'"9 u �o��e�fi�Sl b-etvi .1-a5�-e Fut in a N�9a r Support - of avidy Hopper's uv 1giclii wilt 19-e nn.eefi . Qc✓oSS 1- e avid t, Je WpVIC aLA d 14 5 t Ca0 h cri- 1 a5 dad tgtdoovIiooci. N� 9- o fo+r via vef 214g- 23-ly -Doc? regSor4 P l e Gs.e -Fyokv, y, e }914I0 ovs o ktcl 4-1,111v pro?erf-y. 4-110U414-Cu 1ly ,J (AA ever tvvip clicks J1Iy his ial(ajPc- V a pp rov-e re? dcs� 5Kcev{y, 2333 COUNTY ROAD 24 • MEDINA, MN 55343 PHONE: 763-473-0135 • FAX: 763.473-1650 r W 4.0 cn M u0 N Ni thl a CD z f l R=146g.64 4=04050' 28" L= 124. 18 BUILDINGS DETAIL CO. RD. NO. 24 N 80°58'27" W 340.00 I 1" -20' SCALE i� i S 84034' 41 " �i g2441 rAFTE B t SO. FT. WETLANDS, AS DELINEATEDBY DTWRS • .•LOCATED ON 12-26-02 �J 's 4 n 1 LEGAL DESCRIPTION OF PREMISES : .-DRANACE EASEMENT - LW That part of Lot 1, Block 1, CREEKSIDE OF MEDINA, lying north- easterly of the following described line, and its extensions: Commencing of the most southerly corner of said Lot 1; thence North 61 degrees 06 minutes 33 seconds Eost along the southerly line of said Lot 1, 394.69 feet to on angle point; thence North 81 degrees 59 minutes 08 seconds East along said southerly line 85 feet to the point of beginning of the line being described; thence North 42 degrees West, 340 feet; thence North D degrees 32 minutes 33 seconds East, 160 feet; thence North 48 degrees 16 minutes 25 seconds West, 311.64 feet to an angle point in the westerly line of said Lot 1; thence North 80 degrees 58 minutes 27 seconds West, along said westerly line 340 feet and there ending. o: (91)8.3) : 1910.61 denotes iron morker denotes existing spot elevation, mean sea level datum denotes proposed spot elevation, mean sea level datum — — 917— — : denotes existing contour line, mean sea level datum —19O41 denotes proposed contour line, mean sea level datum Bearings shown are based upon an assumed datum. Street address : 2455 County Rood No. 24 Grading disturbance = 30 cubic yards ti 7C3° 00, 00 This survey intends to show the boundaries of the above described property, and the location of severol existing buildings thereon. It does not purport to show any other improvements or encroachments. 6e W Q EDGE OF DELINEATED WETLAND. AS LOCATED ON 9-24-02 EDGE OF WETLAND AS FIRST DELNEATED -.- ADDITIONAL BUFFER 'AREA ALTERNATE A .2,960'_ SC. FT. APPROXIMATE BUFFER AREA - 9200 SO. FT. BUFFER IMPACT = 4440 S0. FT. HPTE : 14.0 LAN wnc u •00 /5)77-: es.oD SOUTHERLY LANE Or LOT 7 7 �2814 44 EXISTING 1 6UILDINGS (SEE DETAIL) ED<E Ur DE'.NEA:EI WE' ANY. h DC 47Er ,rN E- C- UTILITY EASEMENT•. SS S}� W 272.65 CERTIFICATE OF SURVEY FOR RANDY HOPPER IN LOT 1, BLOCK 1, CREEKSIDE OF MEDINA HENNEPIN COUNTY, MINNESOTA 4� Ln o �1 P O .505 00 HARDCOVER CALCULATIONS : Lot area = 435,710 Sq. ft. Existing House = 3612 sf Existing Buildings = 3545 sf Proposed pool house = 623 sf Proposed pool = 2622 sf Existing gravel driveways = 17,616 sf Existing concrete patios = 2675 sf Total hardcover = 30,693 30,693 / 435,710 x 100 = 7.04% c.i z� Z z 'o vs En a r-mizz Y HH W J U P4 0�= o En � c4 du' y C r3 ..o O J tea# z s Wzr W z z Z W N o em V 952-473-4141 8 'q 1 U LL1 O cL V g1 x B� 28 a Of; \ gq 0►I 81: [f1 Z 0 _N 7 W 06-24B EXTER OR LIGH71\C EXISTEN SEPTIC 1 ANK ,C:CA ETON SEL C C. `OR MORE INFORMA FION LAWN - NEW LINL FROM POOLHOUSE TO Ex15'fl\.= SEPTIC IUASHEGI EXISTING GUESTHOUSE LAWN 13'A IS'SI RJCTUAL TO BE REMOULD EDASHED1 2 TREAo 9' AIR r CI N'EP.EC ON POOL LAWN I ,— POOL EOVIP. AREA / 10 BE SCREENED l✓: i WO FENCE IU ;=7-77ZST MATO-EXISTING LAWN NOT TOR Wr RE TRACTARLL COVER 1 IREAD STAIR-—ROO_W':H I— \-1 1 RE !RAC -SELL COVER - — - �. ..d LAWN EXISTING MUDROOM LOW `LICH I INC L RE T.AINING =, WALL GARDEN T - T O WAL. GARDEN PAVERS LAWN LAWN EXIST PORCH EXISTING RESIDENCE ' ENLARGED SITE PLAN @ POOL HOUSE J — CL OF CLAIM NET BASE NOTE, ALSO SEL CIVIL SURVEY FOR MORE CLIP INFORMATION NOTE: FOOTPRINT OF POOLH OHSE T OI ALS GOR 1F INTERIOR WI 39i SF O.'EN PURCI • AREA Wr PEAK 4 I9'- 0" AR CONC POOL HECK HIGHI SE POINT — _ANUSCAPE ,.: POOL P,LI ANING WALL T rr - STONE WALL TO MAT Y.11 HE GIST OF AL ] OCA WALL TALE WO FENCE TC "ATCI+ HEIGHT AND ILES.GN UI SAME A-OVIDL CLEARANCE -O PiOTECT TREE • VERT" W' OWNER ERIS "'NG FENCE AND GATE LEGEND PROPOSED STRUCTURE FOR CONDITIONAL USE PERMIT EXISTING TO REMAIN EXISTING TO BE REMOVED r I 1 1 // 1 1 1 r 2 SITE PLAN @ POOL HOUSE NOTE: AL50 SEE CIVIL SOR'1{Y FOR MORE CUP INIORMA ICN r SEE ENLARGED CREEKSIDE FARM POOLHOUSE MEDINA, MINNESOTA POOLHOUSE AND LANDSCAPE DESIGN FOR PAULA PRAHL AND RANDY HOPPER ARCHITECTURE: ALLAN AMIS 1635 W. 26TH ST MINNEAPOLIS. 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SJR RO,\D -0" NOTE - `N-NDOWS AND ALL EXTERIOR DEL DOOR; 3Y MARV!N L C N. STYLE TO MA1CH ExIiTINC - NOTE MUN11TJ P4_TTERN5 ON ELE'S .;URN rL1P.F AND EYERCISL EQUIP. RV LFL ER \ - VERIFY ALL FLOOR MA-ERIALW OWNER ROOT NC. To RC CONC ROCK VJ: 'y{NTILATE' CRAW_ SPACE \OrL -I1AI LIS: OF EXPOSE_ RAF"ERS. T R G worm slnlNf AND nflr';-Ncs ARE 'ORI DE 11Rnv.LD DN SI:Er CREEKSIDE FARM POOLHOUSE MEDINA, MINNESOTA POOLHOUSE AND LANDSCAPE DESIGN FOR PAULA PRAHL AND RANDY HOPPER ARCHITECTURE: ALLAN AMIS 1 635 V./. 26TH ST MINNEAPOLIS. MINNESOTA 55405 612.419.1352 T 612.377.2795 F ISSUED ON: 5 ItJLY :555cs - I'RLL M. APR'006 - f RIC'-'NG "R APR 2°06 APPROVAL e MAY i4ri5 PPPROVAL 7_[UL" 1006 R001 FERR-I B AUG 2C05 - ,C^N R'JC- ON PERMIT 29 BAN 200T - CUP 5 -E P _RN iLIRM I I I AL SHEET TITLE: POOLHOUSE PLANS SHEET NUMEIER: AI.1 ER GLASS 13-0C, 5-IOWFR �TAE_ 0^-1 S V OEI I LRRACL noni EQUIP I -2 CRS STONE AREA BELOW WE. SIT]3nG IYP POOL HOUSE - NORTH ELEVATION POOL HOUSE - SOUTH ELEVATION r� r v 1 R DELP TERRA-. VER FY HI ICV• I CLIP 10 MATCH LILIC.HT OF l A1R RISER -NIA I AI 11,._ T f? MTL !FOOL R.SRR1ER 5PL_5 II II II if I; II I II II II • ..�—� -_ ___ r__ ....,... ............. 14. 1Q j "FA . M A rc HInG CURB,N, WCi 1 A11 ICE AROVE (A 11.3^'I NATE STOP.E 11A-L !i_ LXIS I RE I. W.AL. RE LGw F} 111 PIERS,-c ▪ •L1DW WALL • L TERRACE CREEKSIDE FARM POOLHOUSE MEDINA, MINNESOTA POOLHOUSE AND LANDSCAPE DESIGN FOR PAULA PRAHL AND RANDY HOPPER ARCHITECTURE: ALLAN AMIS 16)5 W. 26TH ST MINNEAPOLIS. MINNESOTA 55405 612-419-1352 T 612.377.2795 F ISSUED ON: 151L'LY -PP Luri 9 APR 'NE- • PRICIP,G 28 ARR. 1006 - APPROVAL 19 MAY 2006 - PRICING R SLiC, 1C06 - CONS 'RLICT O\ PERMIT 19 JAr, 7607 CUR SII L PLAN SJBmITTAL SHEET TITLE: POOLHOUSE ELEVATIONS NI5 SHEET NUMBER: A2.1 D:_EP iLRRACL vERf,r-IEiGHT POOL HOUSE - WEST ELEVATION PC-5D FINIAL is, ANC, sPACr61:7 I D Br. `!I RII II m 0 POOL HOU. FLOOR CPS STOr_E BELOW 'JJU SIIJIIJG PO uPOOL HOUSE - EAST ELEVATION KILML1E1 4 SF -AC NG I? IA MAD. A I. LOCAL IUI,S ISLONC-, FENCE I n AL ,N -CF OE WOOD I er,CL TYR FENCE ELEVATION @ POOL GLASS !11.0CK SHC WR 'N.. EROS l PROOF SI1C 1.1_AD OVrSWII.GI\[_ S'_ F-CLO;INC ANC SELF LAT'vv:G CREEKSIDE FARM POOLHOUSE MEDINA, MINNESOTA POOLHOUSE AND LANDSCAPE DESIGN FOR PAULA PRAHL AND RANDY HOPPER ARCHITECTURE: ALLAN AMIS 1635 W.26TH ST MINNEAPOLIS, MINNESOTA 55405 612.419.1352 T 612.377.2795 F ISSUED ON: IS IULT 2NS • PRLIIM 4 F,P5 250d • r 5 CInG 28 4.R 3006. • 4'PRO` 4 19 MAY )004 'RIDING B ALIG 2c06 - CatAF:WCI 7\ =EAf41T i4 JAN ice: -cur 5,TE PLA`: SuB"II IPL SHEET TITLE: POOLHOUSE ELEVATIONS N1.S SHEET NUMBER: A2.2 Agenda Item No. PLANNING REPORT TO: Medina Planning Commission FROM: Jennifer Haskamp, Landform, through Chad Adams, City Administrator DATE: March 8, 2007 for the March 13, 2007 Planning Commission Meeting RE: James Lane, III. Preliminary Plat to create two lots out of a single lot. (Landform File No. MED06013) REVIEW DEADLINE: June 6, 2007 1. Application Request The applicant has requested approval of a preliminary plat to split the lot located at 2605 Hamel Road. The request is a simple subdivision that results in the creation of an additional lot. The site is currently zoned and guided Rural Residential (RR). The subdivision will result in two lots, described as Lot 1 and Lot 2 on the Preliminary Plat. The total lot acreage is approximately 28 acres, and the resulting subdivision will allocate approximately 19 acres to Lot 1 and just over 8 acres to Lot 2. 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). All properties within proximity to the proposed site are zoned and guided RR. School Lake is located on the southwestern portion of the lot described as Lot 1 on the preliminary plat. Background The current property has a single family home and two accessory structures located on the site. The existing home is oriented towards school lake is accessed off of Hamel Road. The existing home will remain on the site after the lot split. Lane Preliminary Plat Prepared by Landform Page 2 March 7, 2007 3. Analysis of Request Preliminary Plat The Applicant is requesting a lot split on the property located at 2605 Hamel Road. The lot split will create one new lot that will allow development of the parcel for a single family use. The current zoning of the property is RR. The following items are identified for review of the proposed lot split for compliance with ordinance standards. 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. There is an existing home located on Lot 1 which will meet this requirement after the subdivision. Both lots as proposed will meet or exceed the contiguous soils required for development. The current acreage of the property is approximately 28.85 acres, of which approximately 1.63 acres is dedicated to roads and/or right-of-way. The new lot sizes would be as follows: Lot Total Acres Acres Contiguous Suitable Soils Lot 1 19.02 5.62 Lot 2 8.20 5.00 Staff finds that the proposed subdivision will meet the lot size requirements as stated in Section 826.26 of the Zoning Ordinance. Shoreland The majority of the property is located in the Shoreland Overlay District as a result of both lots proximity to School Lake. School Lake is identified as a Natural Environmental Lake and is a part of the Shoreland Overlay District and is subject to the requirements of Section 827 of the Medina City Code. The 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 proposed lot split and proposed house site on Lot 2 will not conflict with the standards as laid out in Section 827. The existing home on Lot 1 and associated septic sites are an existing condition and would be subject to the requirements of the overlay district if the Applicant were to propose changes in the future. It should be noted that the land owner would be subject to all ordinance requirements for any future work in the overlay district area. 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 School Lake, which is located on the Lane Preliminary Plat Prepared by Landform Page 3 March 7, 2007 south western portion of the site. The Preliminary Plat also includes the location of the 1000- foot setback from the Ordinary High Water Level for reference. As proposed, the proposed lot split and development will not encroach on the floodplain or associated setback. However, it should be noted that 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 preliminary plat includes delineated wetlands on both Lots 1 and 2. The applicant shall be required to provide easements across all wetlands and drainage ways as identified on the preliminary plat. Staff has included this as a recommended condition of approval. Well and Septic The Applicant has identified a primary and secondary septic site on both Lots 1 and 2. As previously stated, Lot 1 has an existing house and associated septic site currently on the property. The proposed septic site for Lot 2 is partially sited on unacceptable soils to support a septic system. Staff recommends that the septic site location be moved to be located entirely on suitable soils. Staff has included this as a recommended condition of approval. Access The access on Lot 1 will remain unchanged from current conditions and will continue to be served from Hamel Road. The proposed driveway location on Lot 2 will be accessed from Willow Drive. 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 proposed improvements on Lot 2 will be for a principal residence and associated uses. The Applicant should be aware of the city's desire to preserve trees when possible, and although the City cannot require it, should take the opportunity to save mature trees when lot 2 is developed. 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). Due to recent land use decisions the City would request cash -in -lieu of dedication on this site. Staff has included this as a recommended condition of approval. Lane Preliminary Plat Prepared by Landform Page 4 March 7, 2007 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 Preliminary Plat with the following conditions: 1. No wetland fill or impact is approved at this time. 2. No floodplain fill or impact is approved at this time. 3. The landowner shall comply with the Wetland Conservation Act approval and all standards. 4. Development within the plat is subject to the Floodplain Management Ordinance requirements identified in Section 826 of the Medina City Code. 5. The plat shall dedicate a public right-of-way for Hamel Road as shown on the plans. 6. The applicant shall pay the park dedication fee prior to final plat approval. 7. The applicant shall comply with all City requirements as noted in the comments from the City Engineer, dated January 18, 2007. 8. 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. 9. The application for building permits must include grading, drainage and erosion control plans with each building plan submitted. 10. 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 Dated February 7, 2007 3. Engineer Memo dated January 18, 2006 4. Hennepin County memo dated June 29, 2006 5. Email from J. Wisker, Minnehaha Creek Watershed District, February 15, 2007 Location Map James S. Lane III 2605 Hamel Road 0 650 1,300 Feet 2,600 ,t& LANDFORM MI+tNEAPOLIG- PHOENIA South Sne of SW 1/4, SE 1/4, Sec. 9-118-23 \j I \ ` I t\\I MARIA►SE %GILA I I (2633 HAi EL 1! 4 + -4024/// NOTE A )lreATE rLGOD,LAIN = IOC:.O •• West ire of E 1/2. NW 1/4, NE 1/4 SCHOOL LAKE 400_C. _ South line of �• NW 1/4, NE 1/4 i OFFREY GAGE 2660 HAMEL ROAD) TO N�\I -- --- -- 4 N 89.20' 07" W 268.54 f L 1 6 A 1 FOX RUN FARM PRELIMINARY PLAT FOR JAMES S. LANE III IN SECTIONS 9 & 16-118-23 HENNEPIN COUNTY MINNESOTA DEDICATED 1 t 9.•2 ACRES TOTAI� LCTNG r �`CEpT 3,e A EA \ 1 ARY MT (2905 WI•LOWWOOD FARM ROAD) HARDCOVER C:,-_CULAT1ONS' FOR LOT 1 Lot area = 828,8E0 sq_ fL House = 1010 s Garage = 986 sf Lean-to behind garage - 4'o sf Shed = 683 sT Driveway = 6°30 si Sidewalk 7a sf Tota. hardcover = 10,164 sa- f. 10,164 / 628.660 * TOD = 123 I ' EI,IrGs �q — -404 Ig A /� HOJSE \ q \ sib DEn1cATED , ABLE )�� / ~ -•-• '• \ \ \ NONE \P xm 1 \ \ )1\5^ \ I Domino?. and utwty scasrnints shown tiara: Being 5 feet in width and adjoining lot lines. and being 10 iwl In width and adjoining right of pray lines as mho., an the pint. FiAROLG iNL SL'tENT \O 'U�bRES u. e� / I 1 �1 '�. 1 AS1�E EC. 18 OF NE f/4, S 11 \ GOEIz (2 5 wuEL ROAD) EVANSON 72 WILLOW DRIVE) 1/4, 0 100 200 SCALE IN LEGAL DESCRIPTION 0- PREMISES �0 I FEET That part of the East Holf of the Northwest -Quarter of the Northeast Quarter of Section 16, Townsh',p 118 Norf,n, Range 23 West of tn9 5th Principal `+leridia�., lying East of the West 400 feet thereof, and that een? of the East half Of the Southwest Quarter of the Southeast Guarle, cf Sect.on 9, Township 118 Ncrth, Range 23 West of the 5th Principal Meridian, lying East of the West 400 'eel thereof, ard Southerly of the Centerfine of Hamel Pond, ALSO Toe North Half c the Northeast Quarter ,t :he Northeast Quarter of sczi 5ectian 16. o denotes .,OF marker (906,3) de.-.otes existing spot elevation. mean sea. level datum —.917 denotes existing contour line, mean sea level datum Bearings shown are Cased upon cn assumed datum. OWNER JAMES S. LANE 1,1 2605 H.AMEL ROAD MEDINA, MN. 55340 SOIL TYPES 28,85y- ACRES TOTAL OT 1 = g 02+- ACRES LOT 2 = 8,20+- ACRES ROAD = 1.634- ACRES ZONING DISTRiCT : RURAL RESIDENTIAL L164 MvSKECO. BLUE EARTH AND HO'UG:ITON SOILS. FUNDED. 0 TO 1PERCENT SLOPES _244 GLENCOE LOAM, DEPRESSION.AL, 1 TO 2 PERCENT SLOPES '1_2,2C2 LES-ER L Aj/. M,RAIN'C, 6 TO 12 PERCENT SLOPES. ERODED L22D2 _ESTER LOAM. MORAINIC, 12 TO i6 PERCENT SLOPES, ERODED L36A HAMEL OVER'W'ASH-HAMEL COMPLEX, 1 70 4 PERCENT SI..DPES _37F1 ANGUS LOAM, I„1pRAINIC, 2 TO 5 oERCEJT SLOPES ',41C2 LESTER-KILKENNY COMPLEX, h TO 12 PERCEtiT SLOPES, LROD'ED L4ID2 LESTER.-KiLKENNy COMPLEX. 12 "p 18 PE'CENT S_0^ES. ERODED ` DENOTES ACCEPTAELE SO'iLS PER CITY OF MEDIN'A. 952-473-4141 T� «E � i az z� a<« 0 z s 3 0 Y z ,u•cn. ,,:.>vrt nuo�sc� VICINITY MAP Nor TO SCALE NOTE S'NIFICANT TREES ON AND CLOSE _C LO.T 2 ARE SHOWN m • 05--473 joiBonestroo Rosene Anderlik & Associates Engineers & Architects • January 18, 2007 2335 West Highway 36 • St. Paul, MN 551 1 3 Office: 651-636-4600 ■ Fax: 651-636-1 31 1 www.bonestroo.com Ms. Jennifer Haskamp Planner C/O Landform 650 Butler North Building 510 1st Avenue North Minneapolis, Minnesota 55403 Re: James S. Lane, III Preliminary Plat BRA File No. 000190-07000-1 Plat No. 394 Dear Jennifer, We have reviewed the preliminary plat dated 1-12-07 that to subdivide the existing lot into two lots. This property is located in the southwest corner of Willow Drive and Hamel Road. We have the following comments with regards to engineering matters based on this plan submittal: • The easement lines adjacent to School Lake should connect to the 10' drainage and utility easement along the south property line. • The easement line located along the south and west lot lines of Lot 1 (in School Lake) should be eliminated. The easement is already shown correctly at the edge of the wetland along School Lake. If you have any questions please feel free to contact me at (651) 604-4894. Sincerely, BONESTROO, ROSENE, ANDERLIK & ASSOCIATES, INC. Darren Amundsen Cc: Dusty Finke Tom Kellogg Bonestroo recently merged with DSU, brinijng together sane of the best regional tarts in sneering, architecture, planning, landscape architecture, and urban design. lar carbined team now prot4des integrated services in one organization. ■ St. Paul, St. Cloud, Rochester, MN • Milwaukee, WI ■ Chicago, IL Affirmative Action/Equal Opportunity Employer and Employee Owned Hennepin County Transportation Department 1600 Prairie Drive Medina, MN 55340-5421 Mr. Rose Lorsung, Planner City of Medina 2052 Co. Rd. 24 Hamel, MN 55340 Re: Preliminary Plat — James Lane III CSAH 115, Southeast Quadrant Willow Drive Section 16, Township 118, Range 23 Hennepin County Plat No. 3021 Review and Recommendations Dear Mr. Lorsung: 612-596-0300,Phone 763-478-4000,FAX 763-478-4030,TDD www.hennepin.us June 29, 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: • The developer should dedicate an additional 17 feet of right of way, for a total of 50 feet, from and along the centerline of CSAH 115. This action will help accommodate any future roadway upgrading, plus utilities, signage, snow storage, etc. o Access to Lot 1 must be provided via Willow Drive. The site does not have the 660 feet of frontage on CSAH 115 required by county access spacing guidelines for access consideration. Moreover, introducing an unnecessary turning vehicle conflict point on CSAH 115, a major collector, would degrade motorist safety and roadway efficiency. 9 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 constriction, 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, ✓ —�I t James N. Grube, P.E. Director of Transportation and County Engineer DKZ/tln Cc: Plat Review Committee — Byers / Drager / Boltz / Johnson / Lemke / Lindgren / Wiebe / Zetterstrom Mark Larsen, Hennepin County Surveyor's Office An Equal Opportunity Employer Recycled Paper Jennifer Haskamp From: Jennifer Haskamp Sent: Thursday, March 08, 2007 11:28 AM To: Jennifer Haskamp Subject: FW: 2705 Willow Drive & 2455 Co. Rd 24 Original Message From: James Wisker [mailto:jwisker@minnehahacreek.org] Sent: Thursday, February 15, 2007 9:03 AM To: Dusty Finke Subject: Re: 2705 Willow Drive & 2455 Co. Rd 24 Dusty, The MCWD Rule D: Wetland Protection is the ordinance from which all buffer requirements originate. Buffer widths are based on the size of the wetlands basin. 1. 0-1 acre = 16.5' 2. 1-2.5 acre = 20' 3. 2.5-5 acre = 25' 4. >5 acre = 35' Rule D: Wetland Protection buffer requirements are triggered by several other rules including Rule D itself. For example, buffers are required around wetlands where: I. Work is taking place in the floodplain where wetlands are located downgradient. *Rule C* 2. A waterbody crossing (bridge/boardwalk) is crossing a wetland. *Rule G* 3. Stormwater management is required (single family homes are exempt from this rule) *Rule N* 4. A wetland is being impacted/disturbed *Rule D* I hope this information is sufficient. I would recommend that the owner apply for an MCWD permit to ensure that all appropriate Rules are addressed. It is likely based on the information provided that only a Rule B: Erosion Control permit would be required. If the buffer is shown as already existing however, Rule D may have been triggered as part of a historical project on this property, in this case, a declaration recording the location of the wetland buffer would have been filed at the county which. would restrict any future encroachment into said buffer. This is information we would be able to determine if we knew when the applicant had previously applied for an MCWD permit. Otherwise, at this time, it does not appear as though MCWD would require wetland buffer. Again, this cannot be stated as absolute until an application is made. Again, please call with questions. Thank you. I noticed from the Pool and Poolhouse at 2455 Co. Rd. 24 (Hopper) that there were some wetland setbacks and a lot of information noted on the survey. From conversations with the architect and Hopper's builder out there, it seems a lot of that stuff came from the Watershed district. Is that true? Is there any information you can send me on that? I ask because it looks like some of the existing structures are within that buffer already. Any Info you have 1 would be great. Thanks James James Wisker District Technician Permitting Department Ph. 952-471-0590 (206) fx. 952-471-0682 Minnehaha Creek Watershed District 18202 Minnetonka Blvd. Deephaven, MN 55391 www.minnehahacreek.org 2 Agenda Item No. PLANNING REPORT TO: Medina Planning Commission FROM: Jennifer Haskamp, Landform, through Chad Adams, City Administrator DATE: March 8, 2007 for the March 13, 2007 Planning Commission Meeting RE: Richard Burke and Ralph Miller. Preliminary Plat to create three lots out of four existing lots located at Hamel Road and Tomahawk Trail. (Landform File No. MED07002) REVIEW DEADLINE: April 24, 2007 1. Application Request The applicant has requested approval of a preliminary plat to rearrange the lots located generally at the intersection of Hamel Road and Tomahawk Trail. The Applicant would like to consolidate the current lot configuration from 4 existing lots to 3 lots. The rearrangement will result in the property currently owned by Miller on the east side of Tomahawk Trail to be joined with the property of Burke to the north described on the Preliminary Plat as Lot 2. In addition, the property located on the west side of Tomahawk Trail would be joined to Ralph Miller Jr.'s property and is identified as Lot 1 on the preliminary plat. 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 to the north, east and west of the property are also all zoned and guided RR. The property to the northeast is owned by the State of Minnesota (Minnesota Pollution Control Agency) and is the site of the closed landfill. The property to the south of the road is owned by Three Rivers Park District and is a part of Baker Park Reserve. The property is zoned PS and guided for such use. Burke/Miller Preliminary Plat Prepared by Landform Page 2 March 8, 2007 Background Currently there is an existing home and accessory structures located on Lot 3 which will remain after the lot line rearrangement has occurred. The majority of the land is used as private open space and will continue to be used for such uses after the lot line rearrangement. 3. Analysis of Request Preliminary Plat The Applicant is requesting a lot line rearrangement that will take approximately 17-acres on the southern side of Tomahawk Trail owned by Ralph Miller and join the property to the Burke property to the north. In addition, the land on the western side of Tomahawk Trail will be joined to Ralph Miller Jr.'s property. The result will be 3 lots identified on the preliminary plat which will be a reduction from the current 4 lots that exist today. 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. There is an existing home located on Lot 3 which will not meet this requirement, however, the lot reconfiguration adds to the amount of contiguous soils from its current configuration. The current total acreage is approximately 107.62 acres. The new lot sizes would be as follows: Lot Total Acres Acres Contiguous Suitable Soils Lot 1 26.10 20.95 Lot 2 65.97 11.57 Lot 3 11.73 3.14 Staff finds that although Lot 3 will not meet the minimum lot size as required in the ordinance, Lot 3 is a preexisting lot with an existing home. The proposed lot line rearrangement will add to the current acceptable soils on the property and therefore does not add to its nonconformity. Shoreland A portion of the property is located in the Shoreland Overlay District for Winterhalter Lake which is classified as a Natural Environment Lake. The lake borders the southeastern portion of the site and the overlay district applies to all lands within 1000 feet of the ordinary high water level. 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 proposed lot line rearrangement does not involve the development of any new structures. The land owner would be subject to the requirements of the Shoreland Overlay District if at Burke/Miller Preliminary Plat Prepared by Landform Page 3 March 8, 2007 some time the Applicant proposes to construct additional structures. Staff has included this as a condition of approval. Floodplain A portion of the property is located in Flood Zone A (the general flood plain district). The floodplain level is not shown on the plans. The Applicant should update the plans to include the floodplain. As proposed, there is no additional construction proposed at this time and, therefore, there is no work 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 did not have a formal wetland delineation completed on the site. Because the proposed lot line rearrangement does not include the development of additional lots, the Applicant was given the option to have the City's engineer use the topography provided by the Applicant to identify a more liberal easement for wetlands based on topography and aerial photography. It is likely that such easements will include areas, that if delineated professionally, would not be included. If at some point in the future the Applicant wishes to vacate such land the Applicant will need to go through the formal process of such an application. The Applicant agreed for this submittal to have the wetlands and associated easements identified by the City's engineer. Staff has included this as a recommended condition of approval. Well and Septic The Applicant is not proposing the development of additional structures. The lot rearrangement actually reduces the number of lots available. Although no structures are proposed at this time Lots 1 and 2 could potentially serve a home. The Applicant should be aware that if structures are proposed in the future locations of primary and secondary septic areas will be required as part of the building permit application. Staff has included this as a recommended condition of approval. Access There are no additional access points proposed with this plat. 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 there are no homes proposed at this time. The Applicant should be aware of the Tree Preservation Plan, and if development is proposed in the future should be aware of this ordinance and will be required to meet the standards of such ordinance. Burke/Miller Preliminary Plat Prepared by Landform Page 4 March 8, 2007 Park and Trail The Applicant is not adding additional lots for this request and is therefore not subject to the park dedication fee. However, the subject property is located adjacent to Tomahawk Trail which is a road which the City has identified for a City Trail on the Trail System Map which is adopted as part of the Comprehensive Plan. Although the Applicant is under no obligation to provide an easement for the trail, the City would be interested in gaining the trail easement at this time if the Applicant is open to discussing this opportunity. If the Applicant is open to such discussions, the City would be interested in acquiring a 15-foot trail easement adjacent to the public right-of- way. 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 have included conditions to address these issues. 5. Recommendation Staff recommends approval of the Preliminary Plat with the following conditions: 1. No wetland fill or impact is approved at this time. 2. No floodplain fill or impact is approved at this time. 3. The Applicant shall provide easements for all identified wetlands as identified on the map prepared by the City's Engineer dated March 7, 2007. 4. The landowner shall comply with the Wetland Conservation Act approval and all standards. 5. No development is approved at this time. If future development is proposed it will be noted that the plat is subject to the Shoreland Overlay District requirements identified in Section 827 of the Medina City Code. 6. No development is approved at this time, and if development is proposed in the future the subject property will be required to have a wetland delineation completed. 7. The shoreland district boundary must be shown on the preliminary plat. 8. The required shoreland setbacks must be shown on the preliminary plat. 9. Development within the plat is subject to the Floodplain Management Ordinance requirements identified in Section 826 of the Medina City Code. Burke/Miller Preliminary Plat Prepared by Landform Page 5 March 8, 2007 10. The plat shall dedicate a public right-of-way for Hamel Road and Tomahawk Trail as shown on the plans. 11. If development is proposed in the future, the applicant shall be required to obtain all necessary permits for the proposed driveways. 12. The applicant shall comply with all City requirements as noted in the comments from the City Engineer, dated March 7, 2007. 13. 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. 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. 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. Applicant Narrative dated February 5, 2007 3. Preliminary Plat, February 23, 2007 4. Engineer Memo dated March 7, 2007 5. Engineer's Wetland Delineation and Drainage Easement Map dated March 7, 2007 6. Hennepin County memo dated February 28, 2007 Location Map Miller and Burke Properties Hamel Road and Tomahawk Trail Feet 0 500 1,000 2,000 AIL LANDFORM MINNEAPOLIS•PHOENIX NARRATIVE The purpose of the re -alignment of the property belonging to Ralph and Sharon Miller at 3622 Hamel Road is to create a 17 acre piece of land adjacent to Winterhalter Lake that can be joined to property on the north. The joining of these two parcels will consolidate the land on the western side of Winterhalter Lake under one owner. This will be a benefit to the City with regard to open space planning and stops the possibility of any piece meal development of this area. The triangle piece of land west of Tomahawk Trail will be joined to the adjacent property to the west. Once again this will improve planning options for the future. The City has shown an interest in tree preservation recently. There will be no removal of healthy trees on the site. Trees with Dutch Elm Disease or Oak Wilt will be removed and disposed of properly. The open areas that are currently being farmed will continue to be farmed for the near future. There will be no grading or changes to the ground so drainage will remain the same. There are two parcels before the re -alignment one parcel remains afterwards. There are positive outcomes from the re -alignment: 1. One parcel currently exits onto Hamel Road. The undeveloped parcel on the west of this exit, if developed, would have a blind entrance just past a hill on the east side. Hamel Road is a 50 MPH road. The proposed re -alignment will eliminate the future possibility of a blind entrance onto Hamel Road. 2. The existing parcel with the home and outbuildings on it has a small amount of contiguous suitable soils. The re -alignment will increase the contiguous suitable soils considerably. 3. The attachment of the 17 acre parcel to MR. Burke's property to the north will maintain a wildlife corridor from Baker Park to other undeveloped areas. The sale and development of the property in its current alignment could negatively impact this. 4. The triangle shaped property west of Tomahawk Trail owned by Ralph and Sharon Miller will be joined with the existing acreage owned by Ralph Miller Jr. If this larger parcel is ever sub -divided there will be better options for good planning. There does not appear to be any negative outcomes for the City or surrounding neighbors. EXISTING LEGAL DESCRIPTIONS: (RALPH B SHARON MILLER) That part Of the Northeast Quarter of the Southwest Quarter o1 Section 8, Township 118 North, Range 23 West of the 5th Principal Meridian, lying north of the centerline of Hamel Road and tying easterly of the following described line: Commencing at the northeast comer of said Northeast Quarter of the Southwest Quarter, thence South 89 degrees 47 minutes 16 seconds West, an assumed bearing, along the north line of said Northeast Quarter of the Southwest Quarter -Potence of 25.00 feet to the point of beginning of the !ine being described; Ice South 19 degrees 18 minutes 52 seconds West, a distance of 1310.61 - to the centerline of Hemel Road and there terminating; ..SO that part of the North Hat of the Southeast Quarter of said Section B which is west of the creek adjacent thereto. That part of Government Lot 1, Section 8, Township 118 North, Range 23 West of the 5th Principal Meridian, lying north of the centerline of Hamel Road and lying easterly of the following described line: Beginning at a point on the north line of said Government Lot 1, distant 1237,34 feet easterly of the northwest comer of said Government Lot 1; thence South 0 degrees C2 minutes 00 seconds East, an assumed bearing, parallel with the west line of said Government Lot 1, a distance of 986.96 feet to the Centeriine of Hamel Road and there terminating- ALSO that part of the Northeast Quarter of the Southwest Quarter of said Section 8 lying north of the centerline of Hamel Road and lying westerly of the fo3Dwing described line: Commencing at the northeast comer of said Northeast Quarter of the Southwest Quarter, thence South 89 degrees 47 minutes 16 eeconds West, an assumed bearing, along the north line of said Northeast Quarter of the Southwest Quarter a distance of 25,00 feet to the point of beginning of the line to be described; thence South 19 degrees 18 minutes 52 seconds West a distance of 1310.81 feet to the centerline of Hemet Road and there terminating, EXCEPT that part of Government Lot 1 and the Northeast Quarter of the Southwest Quarter of said Section 8 described as follows: Corrrmencing at the Northwest comer of said Government Lot 1; thence on an assumed bearing of North 89 degrees 47 minutes 16 seconds East along the North line of said Goeemmenl Lot 1 and said Northeast Quarter of the Southwest Quarter a distance of 1686.02 feet; thence South 32 degrees 31 minutes 54 seconds West, 300 89 feet to the point of beginning; thence South 62 degrees 25 minutes 54 seconds East, 485 97 feet; thence South 15 degrees 44 minutes 28 seconds West, 736,47 feet 10 the center line of County Road No. 291; !nano! NOrthweslehy along said center line to the intersection with a line bearing South 32 degrees 31 minutes 54 seconds West from the point of beginning; thence North 32 degrees 31 minutes 54 seconds East to the point of beginning. (RALPH J MILLER JR) That part of Government Lot 1. Section B. Township 118 North, Range 23 West of the 5th Principal Meridian, lying Nand of the centerline of Hamel Road and Westerly of the following described line, Beginning at a point on the North line of said Government Lot 1, distant t237.34 feet Easterly of the Northwest comer of said Government Lot 1; thence South 0 degrees 02 minutes East, an assumed bearing, parallel with the West [ine of said Government Lot 1, a distance of 969 96 feel to the centerline of Hamel Road and there terminating. EXCEPT That part of the East 200 feet of the West 640 feet of sa€d Government Lot 1 described as follows, Commencing at the Northwest comer of said Lot; thence South 622 feet along the West line of said Lot, said West line being assumed to have a bearing of North for purposes of this description; thence South 75 de- grees 20 minutes East a distance of 420 feet; thence South 76 degrees East on a line to its point of intersection with the West line Of said East 200 feet, said point being the point of beginning of the property being described; thence South 76 degrees East to the East line of said West 640 feet; thence on a bearing of North a distance of 352 feet: thence on a bearing of Met to the West line of said East 209 feet; thence South to the point of beginning, EXCEPT the West 60 feel thereof. TlCHARD T BURKE) e West Half of the Northeast Quarter Of Section 8, Township 118 North, Range J West of the 5th Principal Meridian, EXCEPT that part described as follows: Beginning at the Northwest comer of said West Half, thence South along the West iine of said West Half a distance of l e3p 90 feet to the centerline of the Township Road; thence North 33 degrees 35 minutes East from said West line 1600,0 feel along raid Centedine: thence deflecting to the right 14 degrees 20 minutes along said centerline 1636.4 feet to the East line of said West Half; thence North along said East line to the North line of said West Hat; thence West along said North line to the point of beginning. All that part of the South Half of the Southeast Quarter of the Northwest Quarter of said Section 8lying northeasterly of the following described dna: Beginning at a point on the East line of said South Half of the Southeast Quarter of the Northwest Quarter which point is 100 feel South of the Northwest comer of said South Hat of the Southeast Quarter of the Northwest Quarter as measured along the East line thereof, thence northwesterly to a point in the North line of said South Half of the Southeast Quarter of the Northwest Quarter which point is 96 feel west of the Northeast comer of said South Half of the Southeast Quarter of the Northwest Quarter as measured along the North line thereof, end said line there ending. OWNERS RALPH AND SHARON MILER 36Z2 HAMEL ROAD HAMEL MN 55340 RALPH J MILLER JR 3622 HAMEL ROAD HAMEL, MN 66340 RICHARD T. BURKE 6111 NAUMANN AVE PARADISE VALLEY, AZ 85253 PROPERTY IS CURRENTLY ZONED RURAL RESIDENTIAL RCBERT A GARVEY -IP O BOX 840 WAYLATA MN 553011 NW Nev. d GoYI Lot 1, See6-118.33 West uM of Co✓t Lot 1- Sec. &119-22 8 3 00 A G CHRISTIANSON 0042 HAMEL ROAD HAMEL, MN 55340) 107.66r- ACRES TOTAL LOT 1 = 26,10+- ACRES (2095 CONTIGUOUS ACCEPTABLE ACRES) LOT 2 = 66,27+- ACRES (11.57 CONTIGUOUS ACCEPTABLE SOILS) (ALSO 6.30 SEPARATE CONTIGUOUS ACCEPTABLE ACRES) LOT 3 = 11.43+- ACRES ROADS = 3.85+- ACRES HARDCOVER PARCEL I- NC HARDCOVER PARCEL 2-NO HARDCOVER PARCEL LOT AREA • 497.900r• S.F. 111.43., ACRES) HARDCOVER BUILDINGS• 9225 - 6 F. DRIVEWAYS• 10070r- S.F. TOTAL • 18266.. S F. 12205442T= X 100 • 3.88 % HARDCOVER al;14 as SOIL TYPES LEA MINNETONKA SILTY CLAY LOAM, 0 TO 2 PERCENT SLOPES ILEA MUSKEG°, BLUE EARTH AND HOUGHTON SOILS, PONDEE, 0 TO 1%SLOPES L3631 LERDAL LOAM, I TO 3%SLOPES LISA SHIELDS SILTY CLAY LOAM, 0 TO 3 PERCENT SLOPES • USA COROOVA LOAM, 0 TO 2 PERCENT SLOPES L36A HAMEL OVERWASH-HAMEL COMPLEX, 1 TO 4%SLOPES . LOB ANGUS-KILKENNY COMPLEX,2 TO 6% SLOPES •L41C2 LESTER-KILKENNY COMPLEX. S TO 12% SLOPES, ERODED L41D2 LESTER-KILKENNY COMPLEX, 12 T018%SLOPES, ERODED LNE LESTER-KILKENNY COMPLEX. IB TO 25% SLOPES L41F LESTER-KILKENNY COMPLEX 25TO 35%SLOPES L49A KLOSSNER SOILS, OE PR ESSIONAL, 0 T01%SLOPES DENOTES ACCEPTABLE SOILS PER CITY OF MEDINA PRELIMINARY PLAT AND TOPOGRAPHIC SURVEY AND SOILS OVERLAY FOR RALPH AND SHARON MILLER OF PARCELS IN SECTION 8-118-23 HENNEPIN COUNTY, MINNESOTA L13 r�\\ ��`\\ �\\ __,)\\ `ys7 \� ��1�� „,„..„.tr. � \ � . \ ''1• .10'(- ACRl�S \\aQTa�E/ �\ ,,Y A� EEE1��99 TABi}E i 'Ew-JI� !R f I�i 1 `�� R I \ \ +f" Nlq \DAD} _ �1/� J / j 3 RA PNT \ V )() ` //// P\' t MILLER JR _ \ ` 2a+) A f� / I 1HO11SE � `CCEIPTA: / •• //// PARCELI /..J/i //� ��i / �// 7 r I STATE OF MINNESOTA MPCA �580 LAFAYETTE ROAD} ST PAUL, MN 53135) TO BE DEPICArro —T AS ROAD MONT OF WAY r TO BE DEDICATED '�34+t a ,�/ AS ROAD RIGHT OF WAY -tea r_� (h1REF fP 0"• 81- N•t1N,asrRget 1) Drainage end Nt#ity easements shown thus: 41_ir ( ( Being 5 Feet in width, unlese otherwise indicated. and adjoining lot Imes, and being 10 feet in width, and adjoining light of way lines unless otherwise indfceesd On the piet. `� L=� 33. 70 � $3 Via'? L � t CarNerlKedHCH Na 2'a,PN1OEDICA7E0 f-°`�� _ AS ROAD_ RLGHT Of WAY _ "''•+ _a, J /1I y 1py1�i- KE BOYER (.232 NE SURFS! (PORT aT LUCI NE con sw va TO BE DEDICATED AS ROAD RIGHT OF WAY L18A toot, ACRES NONE Ees1 fM of Weer Hee. NE 114, S. 0.11E-23 4.7134-ACRES NONE Sout foe of West Ref, NE 14. Sect. 8-11e23 1.23A 2a••ACRES CCEPTASLE RICKARD T BURKE ir8011 NAUMANN AVE) PARANSE VALLEY, AL as753) Weer line of Wee1 h1M1, NE 114, Sec E-111623 Wear Ina of None Hetf of SE 14, Sec, 8 W V 0 {n a [O � sNj M �4N ti Z� N L J 0 Z 0 W 1— >'t ❑ el 0 4 —OM §W ZWzo O ; 14' a V 3� .2 w o Is in 11J Cc s S� Q c4132 r In sn e w tma Oe-332 March 7, 2007 Ms. Jennifer Haskamp Planner C/O Landform 800C Butler Square 100 North 6th Street Minneapolis, MN 55403 Re: 3622 Hamel Road BRA File No. 000190-07000-1 Plat No. L-07-004 (190-412) Dear Jennifer, We have reviewed the revised preliminary plat for the proposed lot split at 3622 Hamel Road, dated February 23, 2007. We have the following comments with regards to engineering matters: 2335 Hghway36 W S. Paul, MN 55113 Tel 651-636-4600 Fax 651-636-1311 www.bonestroo.oum Bonestroo • A Potential Wetland Boundaries Exhibit is attached. This exhibit identifies areas of potential wetlands on the plat, as determined by aerial photography, existing topography, National Wetlands Inventory, and soils data. Applicant should provide drainage easements over all such areas. • City may want to consider requiring the applicant to submit a wetland delineation and report in the future, and revise drainage easements accordingly. • If any development is to take place within the Plat, proposed house pad, driveway, and primary and secondary septic locations should be shown. If you have any questions please feel free to contact me at (651) 604-4894. Sincerely, BONESTROO Darren Amundsen Cc: Tom Kellogg -o>cw-I L-oiOtY4-. Pkth 4 4•12 EXISTING LEGAL DESCRIPTIONS (RALPH & SHARON MILLER) That part Mlle Northeast Quarter of the SOUthwen Quarter of Section 6, Townshp 118 North, Range 23 West of the 5th Principal Mentlian lying north of the centerline of Harrel Road and lying easterly of the following described line:. Commencing at the northeast comer of said Northeast Quarter of the Southwest Quarter; thence South 89 degrees 47 minutes 18 seconds West an assumed bearing, along the north line of said Northeast Quarter lithe Southwest Quarter a distance of 25.00feet to the point of beginning of the line being described; thence South 19 degrees 18 minutes 52 seconds West a distance of 1310.61 feet to the centerline of Harrel Road and there terminelrw; ALSO that part of the North Half of the Southeast Quarter of said Section 8 which Is west of the creek adjacent thereto. That part of GovemmeM Lot 1, Section 8, Township 118 North, Range 23 West of the 5th Principal Meridian, tying north of the centerline of Hamel Road and hying easterly Of the following described lire: Beginning at a point On the north line of said Government Lot 1, distant 1237.34 feet easterly of the northwest comer of said Government Lot 1; thence South 0 degrees 02 minutes W seconds East, an assumed hewing. parallel with the west line of said Government Lot 1. a distance of 98696 feet to the centerline of Hamel Road and there terminating. ALSO that part of the Northeast Quarter of the Southwest Quarter of said Seed n6lying orth of the centerline of Hamel Road and lying westerly of the following described line: Commencing at the northeast corner M said Northeast Quarter of the Southwest Quarter thence South 89 degrees 47 minutes 16 seconds West, n assumed hearing, along the north line of said Northeast Quarter lithe Southwest Qrter a distance 0(2500 feet to the point of beginning of the line to be described; thence South 19 degrees 18 minutes 52 seconds West a distance of 131061 feet to the centerline of Hamel Road and (here terminating, EXCEPT that part of Government Lot 1 and the Northeast Quarter of the Southwest Quarter of said Section 8 described as'Mews: Commencing. at the Northwest comer of said Government lu 1; thence an an assumed beartan of Nodh 89 degrees 1 and said Northeast Quarter seconds East then along eweest North distsaidance Government 186.02 feet; thence Mouth 32 degrees 31 minutes 54 sewnCs Wert, 300.69 feet to the 485.97feetoint of O;; thence South ; thence 55 ddeegrees62 s44mnutes 28srees 25 e seconds West, 36.East. 7 feet to the center line of County Road N0. 201; thence Northwesterly along said center line to the intersection with a line hearing South 32 degrees 31 minutes 54 seconds West from the point of beginning; thence North 32 degrees 31 minutes 54 seconds East to the point of beginning. (RALPH J MILLER JR) That part of Government Lot 1, Section 8, Township 118 North Range 23 West of the 5th Ptincipal Meridian, lying North of the centerline of Hamel Road antl Westerly of the following described line: Beginning at a point on the North line of said Government Lot 1, distant 1237.34 feet Easterly of the Northwest corner OT said Government Lot 1; thence South 0 degrees 02 minutes East, an assumed bearing, parallel with the West line of said Government Lot 1, a distance of 989.98 feet to the centerline of Hamel Road ant there terminating, EXCEPT That part of the East 200 feel of the West 640 feet of said Government Lot 1 described as follows: Commencing at the Northwest comer of said Lot; thence South 622 feet along the West line of said Let, said Wen line being assumed to have a bearing of North for purposes of this description; thence South 75 de- grees 20 minutes East a distance of420 feet; thence South 76 degrees East On a line to Its point of intersection with the Wen line of said East 200tn, said point being the point M beginning of the property being described; thence South 3 degrees East to the East line of saki West 640 feet; thence on a bearing of North a distance of 352 fen; thence on a bearing of West to the West the of said East 200 feet; thence Rooth to the point of beginning. EXCEPT the West 60 feet thereof. (RICHARD T BURKE The West Hatt of the Northeast Quarter of Section 8. Township 118 North, Range 23 West of the 5th Principal Meridiem EXCEPT that part described as follows: Beginning at the Northwest comer of said West Half, thence South along the West line of said Wee Half a distance of 1830.00 feel to the centerline oflhe Township Road; thence North 33 degrees 35 minutes East from said West line 1000.0 feet along said centerline; thence deflecting to Me right 14 degrees 20 minutes along said cemedlne 1038.4 feet to the East line of said West HO: thence North along said East line to the North line of said Wen Half, thence West along said North line to the point of beginning. All that part of the South Half of the Southeast Quarter of the Northwest Quarter of said Section 8lying northeasterly of the following described line: Beginning at Northweoint st the rt IwM1 which point se of said suth Half of the Southeast 100feet South of the Northwest cof the orner of said South Had of the Southeast Quarter of the Northwest Quarter as measured along the East line thereof thence northwesterly to a point in the North line of said --- South Hag of the Southeast Quarter of the Northwest Quarter which punt Is 96 feet west of the Northeast corner of said South Half of the Southeast Quarter of the Northwest Quarter as measured along the North line thereof, and said line there ending. OWNERS RALPH AND SHARON MILLER 3622 HAMEL ROAD HAMEL, MN SSXO RALPH J MILLER JR 3202EHAMEL ROAD HAMR 651,10 RIGMROT BURKE 6011 NAUMANN AVE PARADISE VALLEY, AZ 85253 ROBERTA GARVEY `tiAYZATA MN sB 89 1I Nw comer of GERlam' WIRER e410R31 1 wo RORER trecorm W LM Sec gI i 00M 2HAMEL ROAD — HAILER_ MN55940) g PROPERry IS CURRENTLY ZONED RURAL RESIDENTIAL 107.65e-ACRES TOTAL LOT 1= 28.10r-ACRES (2095 CONTIGUOUS ACCEPTABLE ACRES) LOT 2= 66.27t-ACRES (11.57 CONTIGUOUS ACCEPTABLE SOILS) (ALSO 6.30 SEPARATE CONTIGUOUS ACCEPTABLE ACRES) LOT 3 = 11.43, ACRES ROADS =3.85, ACRES HARDCOVER PARCEL 1-NOHARDCOVER PARCEL 2-NO HARDCOVER PARCEL LOT AREA =49],OWw3F MAR -ACRES) HARDCOVER EVROINGS-9RSa.S. F. ORE/EOM'S=VERO-SR TOTAL =MBE, SE 19284.49T900 X 100E 90G%HARDCOVER C) 00 SOIL TYPES L9A MINNETONKA SILTY CLAY LOAM O TO 2 PERCENT SLOPES LICA MUSKEG°, BLUEEARTH AND HOUGHTON SOILS, PONDER, 0 TO I%SLOPES • LEER LERDAL LOAM, 1 TO 9%SLOPES LOA SHIELDS SILTY CLAY LOAM, 0 TO 3 PERCENT SLOPES •LEM CORDOVA LOAM, O T02 PERCENT SLOPES MA HAMEL OVEROASHXAMEL COMPLEX I TO 996SLOPES .LAB ANGGSXNHENNY COMPLIX.2 TO Sb SLOPES •L9102 LESTER-KILKENNY COMPLEX OT0129.6SLOPES. ERODED L4102 LEGTERRIIXENNY COMPLEX 12 TO 1896, SLOPES. ERODED IA1E LESTERXILKENNY COMPLEX,18 TO 25%SLOPES ORE LESTER-MEMO' COMPLEX, 25 TO 15%SLOPES VOA !COMER SOILS, OEPREs510NAL, 0TO I%SLOPES 'DENOTES ACCEPTABLE SOILS PER CRT OE MEDINA PRELIMINARY PLAT AND TOPOGRAPHIC SURVEY AND SOILS OVERLAY FOR RALPH AND SHARON MILLER OF PARCELS IN SECTION 8-118-23 HENNEPIN COUNTY, MINNESOTA RAIPHT (HOUSLLER .1 E (HOUSE PARCEL) ) STATE OF MXHEBOTA MPCA 1520 LAFAYETTE ROAD) (3L PAUL, MX se1sS) 44 y ;_ k r., F\ Drainage and utility easements shown thu Lh 1 L J 1 Being 5 feet in width, unless otherwise indicated, and adjoining lot lines, and bein 10 feet in width, and adjoining right of way lines nhess°Mar a*indicated On the plat. H� 4:egje�iiess v41pD Mw rysaalq\r�oL� I IJ CaTMIne wear Hoarcanci n KE BOYER (232 HE SURFS] E (PORT ST41 y eg) ql ("'VIEW 1H, 1 West be of NotO Hall aI SE RR Soo L16A 09n ACRES INE TBn ACRES NONEE u4. senaueMnecar-11 F. .zs 29w ACRES ,CCEPTABLE RICNARD T BURKE (6011 HAUMANN AVE) MARADISE VALLEY. AZ 892621 g2 Z a a d EVISE0 LOTS,, SOILS Hennepin County Transportation Department 1600 Prairie Drive Medina, MN 55340-5421 Mr. Dusty Finke, Planning Assistant City of Medina 2052 County Road 24 Hamel, MN 55340 Re: Preliminary Plat — Burke -Miller CSAH 115 @ Tamarack Drive Section 8, Township 118, Range 23 Hennepin County Plat No. 3071 Review and Recommendations Dear Mr. Finke: 612-596-0300,Phone 763-478-4000,FAX 763-478-4030,TDD www.hennepin.us February 28, 2007 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: • The developer should dedicate an additional 17 feet of right of way, for a total of 50 feet, from and along the centerline of CSAH 115. This action will help accommodate any future roadway upgrading, plus utilities, signage, snow storage, ditch maintenance, etc. • The existing easterly driveway to proposed Lot 3 must be removed. It does not offer adequate westerly sight -distance (visibility) for entering vehicles or east -bound left turns being approached by trailing vehicles. Access to proposed Lot 1 mast be via Tamarack Drive. • 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 Pen -nits Section at (612) 596- 0336. Please direct any response to Dave Zetterstrom at (612) 596-0355. Sincerely, � -Azr) James N. Grube, P.E. Director of Transportation and County Engineer DKZ/tln 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