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03-20-2017
POSTED IN CITY HALL MARCH 17, 2017 PLANNING COMMISSION AGENDA MONDAY, MARCH 20, 2017 7:00 P.M. CITY HALL (2052 County Road 24) 1. Call to Order 2. Public Comments on items not on the agenda 3. Update from City Council proceedings 4. Planning Department Report 5. Approval of Draft February 13, 2017 Planning Commission Meeting Minutes. 6. Public Hearing - Three Rivers Park District - Conditional Use Permit Amendment to allow “We Can Ride, Inc.” to provide horse therapeutic services to needs of individuals with disabilities and special needs at Baker Park Public Safety Facility location at 4301County Road 24. 7. Council Meeting Schedule 8. Adjourn 1 CITY OF MEDINA 1 PLANNING COMMISSION 2 DRAFT Meeting Minutes 3 Monday, February 13, 2017 4 5 1. Call to Order: Acting Chairperson Albers called the meeting to order at 7:00 p.m. 6 7 Present: Planning Commissioners Todd Albers, Chris Barry, Dino DesLauriers, Kim Murrin, 8 Robin Reid, and Victoria Reid. 9 10 Absent: Planning Commissioners Laurie Rengel and Janet White. 11 12 Also Present: City Planner Dusty Finke. 13 14 2. Public Comments on Items not on the Agenda 15 16 No comments made. 17 18 3. Update from City Council Proceedings 19 20 Finke noted that the Council met on January 17th to review the Woodridge expansion and 21 directed staff to prepare the documents for approval which were approved at the February 7th 22 meeting. He stated that the Council also reviewed the Olkon Preliminary Plat and directed 23 staff to prepare documents of denial, which were approved at the February 7th meeting. He 24 noted that Senator Osmek also provided an update. He stated that at the February 7th meeting 25 the Council had a discussion regarding the conservation design ordinance and directed staff to 26 make some changes to better specify how the objectives are related to the density bonus. He 27 stated that there were discussions regarding lowering the maximum density bonus, but there 28 was not a consensus. He stated that the Council reviewed the Marx conservation design 29 subdivision and there were comments that the Council expects some improvements on the 30 conservation in order to justify the density bonus. He stated that the Council also reviewed 31 chapters one through seven of the Comprehensive Plan and are expected to approve the plan 32 and release it for jurisdictional review at their next meeting. 33 34 4. Planning Department Report 35 36 Finke provided an update. 37 38 5. Approval of the January 10, 2017 Draft Planning Commission Meeting Minutes. 39 40 Motion by R. Reid, seconded by Murrin, to approve the January 10, 2017, Planning 41 Commission minutes with the changes noted. Motion carries unanimously. (Absent: Rengel 42 and White) 43 44 6. Public Hearing – Lunski, Inc. – Concept Plan Review for an 80 Unit, Three-45 Story Senior Assisted/Independent Living Facility and Commercial/Medical 46 Office Development – North of Hwy 55, South of Chippewa Road and West 47 of Mohawk Drive 48 49 Finke noted that this is a concept review and therefore following the public hearing the 50 Commission would simply be asked to provide input. He stated that this request includes an 51 80-unit senior housing community which would be a combination of assisted and 52 2 independent living in addition to an office, medical office and commercial buildings. He 53 stated that this would not be an allowable use under the commercial zoning district and is 54 therefore requesting a zoning change that would allow senior living as a permitted use. He 55 noted that the property will be reguided to business under the new Comprehensive Plan, but 56 the applicant would like to jump ahead in order to continue on in the process if the 57 Commission feels that this would be a good fit. He reviewed the current zoning under the 58 existing Comprehensive Plan and proposed zoning under the draft Comprehensive Plan for 59 the adjacent properties. He reviewed the proposed access, noting that there would most likely 60 be some wetland impacts in order to provide that access. He stated that the senior living 61 building would be three stories with 80 units in addition to the office building and 62 commercial building. He noted that staff would suggest a number of adjustments in order to 63 bring the request into compliance with the business zoning district. He noted that there may 64 need to be a reduction in square footage in order to accommodate the adjustments and 65 provide sufficient space for emergency vehicle access. He described the proposed building 66 materials. He noted that staff would recommend a traffic study to determine if any traffic 67 improvements would be needed for Chippewa Road. He noted that the office and 68 commercial buildings may be under parked and that would also support the reduction in 69 square footage. He stated that it is important to quantify the mix between the assisted and 70 independent living units because it impacts parking needs and because the code requires that 71 assisted living is the primary use. He stated that the real discretion would be whether the City 72 would support the rezoning in the interim until the new Comprehensive Plan is adopted. 73 74 R. Reid asked if simply a zoning amendment would be required or whether a Comprehensive 75 Plan amendment would be needed. 76 77 Finke stated that the major question would be whether the business zoning would be 78 appropriate. He stated that a Comprehensive Plan amendment would be administrative. 79 80 Murrin asked how the staging would work. 81 82 Finke replied that there is staging for business, but noted that this is within the imminent 83 stage for the existing plan and draft Comprehensive Plan. He confirmed that if approved the 84 applicant could begin construction immediately. 85 86 Barry noted that this is currently one lot that would be broken into four parcels. He asked if 87 there is a benefit to splitting the lots. 88 89 Finke explained that staff suggested that it may be worth looking at subdivision as that would 90 provide flexibility with the sale of the parcels as the uses are not necessarily items that would 91 be owned by the same party. 92 93 Albers asked if there is a difference between subdivision of the lots and a PUD. 94 95 Finke stated that a PUD would provide more design flexibility as well as flexibility under the 96 regulations. 97 98 Albers asked if these units would count towards affordable housing as this is higher density. 99 100 Finke explained that it would likely count as high density housing. He stated that from his 101 understanding, credit for high density housing will not give you a credit towards affordable 102 housing, as the forecasts are looking at housing costs rather than density. Finke provided 103 additional clarification on how the high density and affordable housing figures are calculated. 104 3 Dean Lunski, 1416 Main Street in Hopkins, stated that they purchased the property in 2006 105 and have been waiting to develop the property as they were caught in a moratorium. He 106 stated that they have urgency to develop, as they have owned the land for some time. He 107 stated that they have done marketing reports and would prefer close to a 50/50 split between 108 the assisted and independent living, perhaps slightly higher on the assisted living side. He 109 stated that the preference would be to have high density residential zoning for the senior 110 living property. He stated that perhaps in the beginning they would begin with a ratio of 75 111 percent assisted. He stated that they are not putting in memory care units because of the 112 proximity to the memory care center nearby. 113 114 Murrin asked why the independent living/assisted living would be proposed for that site. 115 116 Lunski replied that it would be for efficiency. He noted that originally they had padded the 117 site for retail, but that does not appear to be a good fit. He stated that they have begun a 118 marketing study and believe that the units would be absorbed within six months. He stated 119 that they would be the developer and would have an independent manager to run the assisted 120 living. 121 122 Murrin asked if the applicant has done assisted living before. 123 124 Lunski replied that the construction team has a lot of experience in high density development. 125 He stated that he does have other projects he owns that have independent management. 126 127 DesLauriers asked if the plat would accommodate a reduction in square footage to support 128 additional parking. 129 130 Lunski replied that they could adjust the parking and reduce the square footage for the 131 commercial building. 132 133 R. Reid asked if this could work without the commercial building. 134 135 Lunski replied that they would need the commercial building in order to make the overall 136 project work. 137 138 Barry asked the number of staff that would be required for the assisted living facility. 139 140 Lunski stated that they have not figured out the staffing at this point. He stated that they do 141 not want to cut any corners on that project and want to make sure the rooms and amenities 142 needed are provided. 143 144 Albers referenced the wetland mitigation that would be needed and asked if the applicant has 145 spoken to the property owner to the west about obtaining an easement to travel through their 146 property for access as a method to avoid the wetland. 147 148 Lunski stated that he does not know that property owner, but would be open to having that 149 conversation. 150 151 Finke stated that it seems unlikely, but that conversation could occur. 152 153 Lunski stated that they reviewed the site to determine the best approach to meeting the 154 setbacks and disrupting as little as possible. 155 156 4 Albers referenced the three-story building and confirmed that would not include the garage. 157 He stated that his main concern from the south elevation would be the height, noting that this 158 would be a fairly sizable building in the wooded area. He stated that he would want to ensure 159 that it fits into the character of the building. He noted that Polaris blends nicely into their 160 background and noted that he had concern with the overall height of the project. 161 162 Lunski stated that they followed the business zoning requirements for height. 163 164 Acting Chairperson Albers opened the public hearing at 7:47 p.m. 165 166 No comments made. 167 168 Acting Chairperson Albers closed the public hearing at 7:48 p.m. 169 170 Murrin stated that she would like to have the residential units count towards the high-density 171 numbers for the community, noting that perhaps that could be delayed to count towards the 172 Comprehensive Plan components. 173 174 Albers stated that there is already proposed guiding for high density and this would 175 essentially add more. 176 177 Murrin noted that she would like to have the units count towards the high density for the 178 community and suggested removing high density from another area to create a balance. 179 180 R. Reid stated that this area was already designated as commercial and therefore was not 181 zoned for rural development. 182 183 Finke stated that there would be an option to rearrange the high density within the draft plan, 184 as the Council has not formally approved the plan. He stated that procedurally the draft plan 185 has been largely unchanged through the numerous public hearing and public meetings and 186 that would be making a pretty major shift. 187 188 Barry stated that the Steering Committee did a lot of work through the open houses to 189 develop the draft plan. He stated that it is impossible to predict what the Metropolitan 190 Council will release in their next system statements. He stated that a lot of work has already 191 been done on the Comprehensive Plan and therefore did not recommend changing that. He 192 stated that the decision at this time would be to determine the best course of action now for 193 this application. 194 195 Murrin asked if the applicant would like to build the commercial first or the high-density 196 portion first. 197 198 Lunski replied that the commercial building would go hand in hand with the assisted living. 199 He noted that if the site were zoned for high density residential they would switch the 200 development to more high density residential and the commercial aspects would be removed. 201 He estimated 140 units if high density housing were to be the zoning. 202 203 Albers stated that he would not envision that type of use. He stated that he liked the design of 204 the building, even though it will be big. He stated that the thought of a retail coffee shop 205 would be appealing. 206 207 R. Reid stated that she does not have a problem with rezoning the property to business. She 208 stated that one reason this type of use was not allowed within commercial was because they 209 5 did not want it to face Highway 55. She stated that, as arranged, this would not access from 210 Highway 55 and therefore would support the use. She stated that the site appears crowded, 211 but she does not have a problem with the rezoning. 212 213 Lunski stated that the site will blend a bit more with the commercial use. 214 215 R. Reid asked for information on timing and whether the applicant would be prepared to 216 break ground this year. 217 218 Lunski replied that they are ready to build and would like to break ground this year if the 219 process continues to move forward. 220 221 R. Reid asked if this would open the floodgates if this is allowed to move forward. 222 223 Finke stated that there are two similar requests this evening, although not entirely the same 224 request. He stated that the likelihood is fairly low as there is not that much property in play 225 that would not require a Comprehensive Plan amendment. He noted that a number of 226 property uses are going to be changed from the existing use under the Comprehensive Plan. 227 He noted that developers are looking to be consistent with the new plan, which is good, but 228 noted that the City still needs to accept comments from other jurisdictions and the 229 Metropolitan Council and therefore some things under the draft plan can change. He 230 confirmed that the difference between the commercial and business zoning districts is not 231 much. 232 233 The Commission confirmed consensus to support the change in zoning from commercial to 234 business should this continue to move forward. 235 236 Albers referenced the overall size of the development and asked if the applicant would be 237 willing to scale back the development to meet the necessary setbacks and requirements. 238 239 Finke confirmed that some adjustments would need to be made to meet the minimum zoning 240 requirements, but noted that the changes would not be substantial. 241 242 7. Public Hearing – LJP Development, LLC – 1432 County Road 29 – Comprehensive 243 Plan Amendment from Commercial to High Density and Rezoning from Commercial 244 Highway (CH) to Residential-Limited Multiple Family (R4) District 245 246 Finke stated that this is sort of a similar request to the last case, but explained that this is a 247 formal request rather than a concept. He noted that this property is proposed to be changed 248 from the current designation of commercial to high density residential under the draft 249 Comprehensive Plan. He stated that the applicant is requesting to construct a memory care 250 facility which would not be permitted under the current zoning. He stated that the subject 251 size is over two acres in size and currently holds a single-family home and detached garage, 252 just north of the adjacent commercial building. He identified the other adjacent sites, which 253 include a park and ride facility. He noted that the neighboring property, which currently has 254 a home on it, is proposed to change guiding under the draft Comprehensive Plan to high 255 density housing. He stated that the proposed use would have higher density than the high-256 density zoning district. He noted that a new land use designation could be established under 257 the existing Comprehensive Plan which would match the new guides under the draft plan. He 258 stated that nursing homes, memory care and assisted living facilities are generally permitted 259 under the City’s high density zoning district. He stated that staff recommends that the 260 amendment is in line with the density of the draft plan rather than the existing Comprehensive 261 Plan. He stated that while the Comprehensive Plan amendment is under review they can 262 6 make an adjustment to the density to bring that item into consistency. He described the 263 proposed phasing of the project. He provided details on the proposed access and sidewalk 264 connections for the future public street which would allow connection to a future trail on 265 Baker public road. He stated that the request is consistent with the direction the City is going, 266 and generally staff does not see concerns with the request. He stated that the amendment 267 could bring the existing Comprehensive Plan in-line with the draft update plan and the zoning 268 density could be updated as well. He stated that staff recommends approval of the 269 Comprehensive Plan amendment and zoning as noted in the report. 270 271 Murrin asked if this application were presented under the draft Comprehensive Plan, would it 272 be in-line with that guiding and therefore this would simply be jumping ahead. 273 274 Finke stated that is correct, but noted that the question of density should be addressed. 275 276 Murrin asked if this is the area that is designated for the highest density where affordable 277 housing could be constructed. 278 279 Finke confirmed that this parcel is within that area identified for high density. 280 281 Murrin asked if this would impact the number for the Metropolitan Council and impact the 282 numbers for affordable housing. 283 284 Finke stated that the Metropolitan Council does not track individual development within the 285 City. He stated that the City has done what is required to be done by the Metropolitan 286 Council and therefore if the market does not support that type of development, that is not a 287 problem. 288 289 Barry stated that the City cannot control the pricing of properties, they can simply guide the 290 number of units for development. He stated that the City simply has to provide the 291 opportunity, but the developers will drive the type of development. 292 293 Finke stated that nursing home and assisted living facilities do not count towards high density 294 calculations, but the market may support that type of development. He believes that the City 295 has met the requirement to plan property for the development of a minimum of 253 high 296 density housing units. He stated that the City has planned that property appropriately and 297 therefore has met the requirement. He explained that what is ultimately developed on the 298 property is not a requirement. 299 300 Larry and Jennifer Palm, Plymouth residents, stated that they are present to answer any 301 questions. Jennifer Palm noted that she has been a caregiver for her father who has 302 Alzheimer’s for the past several years and has identified a gap in memory care. She stated 303 that the community has a need for an excellent memory care facility. She noted that the units 304 are more of a hotel room as the residents do not require a kitchen. She advised that there 305 would be shared spaces, such as a great room, that will encourage residents to spend time 306 outside of their rooms. She stated that the need for this type of service is growing. 307 308 Larry Palm noted that they have owned the land for some time. 309 310 Murrin asked if Jennifer Palm intends to move her father to this facility once constructed. 311 312 Mrs. Palm replied that it would depend on the timing. She noted that a move would be hard 313 on her father and construction would take some time, so she is unsure that the amount of time 314 he has left would be benefited by a move. She stated that they intend to be owner/operator 315 7 but would have a medical team on-site. She stated that they would offer med-waivers for 316 those elderly patients that run out of funds while in care. 317 318 Barry asked if this would be impacted by the Wealshire development. 319 320 Mrs. Palm stated that the demand continues to grow and therefore they are not concerned 321 with the Wealshire development. She noted that although they would like approval for the 322 full capacity, they intend to do a phased development. 323 324 Mr. Palm stated that they have lived in the area for some time in both Orono and Plymouth. 325 326 DesLauriers asked if there is sufficient space to allow emergency vehicle access. 327 328 Finke stated that those details would be reviewed as the process moves forward. 329 330 Acting Chairperson Albers opened the public hearing at 8:29 p.m. 331 332 Robert Braun stated that he lives north of this property. He stated that the property was 333 bought commercially and he was upset that the property was sold commercially. He stated 334 that there is a 75-foot setback between residential and commercial. He stated that the 335 property will now be 20-foot setback, which will be 25 feet from his garage and asked how 336 property can be changed from commercial to high density residential, which changes the 337 setback requirements. He asked what would stop this from continually happening across the 338 City. He noted that there are some large maple trees on the subject property that will be 339 removed as a part of this project which concerns him. He noted that if the setback was 340 increased the trees could be saved and act as a buffer. He was also concerned with potential 341 runoff from the subject site affecting his property. He stated that this development will have 342 a negative impact on his property. He stated that his property is not large enough to purchase 343 for commercial property, as it is slightly under one acre. He asked the tax rate difference 344 between high density residential and commercial and whether that is in the best interest of the 345 City. 346 347 Albers replied that the Planning Commission does not consider tax rates. He stated that from 348 the plan it appears that phase one will be approximately 37 feet from the property line and 349 phase two would come out a bit more. He noted that the request tonight is just for the 350 rezoning and Comprehensive Plan amendment and more of the concerns brought forward by 351 Mr. Braun will be able to be addressed during the site plan review. 352 353 R. Reid asked the designation of Mr. Braun’s property under the draft Comprehensive Plan. 354 355 Finke stated that Mr. Braun’s property is similarly guided to the subject site, currently 356 commercial and proposed under the draft plan to be high density residential. 357 358 Acting Chairperson Albers closed the public hearing at 8:40 p.m. 359 360 Murrin stated that she likes that the applicant has a personal reason for the development, as 361 she feels that type of development is often done very well. 362 363 R. Reid stated that she is comfortable with this request as there is a demand for memory care 364 units. She stated that the residential look will blend with the surrounding development and 365 therefore will support the request. 366 367 DesLauriers and Barry stated that they do not have any issues with the request. 368 8 Barry noted that this is simply an issue of timing, similar to the last request. 369 370 R. Reid asked, and received confirmation, that the applicant would like to break ground this 371 year. 372 373 Finke asked for input on whether it made sense that memory care units be subject to a 374 different density standard then standard apartment dwellings. 375 376 Albers agreed that higher density could be allowed for memory care units. 377 378 Barry stated that a dwelling unit also has impacts on parking requirements, whereas memory 379 care units do not have vehicles and therefore the parking is provided for staff and visitors and 380 does not generate a lot of traffic. He stated that he would support higher density because it 381 would not create a higher traffic flow. 382 383 Finke noted that this item will not request action tonight, but that issue will be brought up in 384 the future as this moves forward. 385 386 Mr. Braun expressed concern with the level of lighting from the neighboring park and ride 387 facility. 388 389 Motion by Murrin, seconded by R. Reid, to recommend approval of the Comprehensive 390 Plan Amendment from Commercial to High Density and Rezoning from Commercial 391 Highway (CH) to Residential-Limited Multiple Family (R4) District for the property at1432 392 County Road 29. Motion carries unanimously. (Absent: (Rengel and White) 393 394 8. Council Meeting Schedule 395 396 Finke advised that the Council will be meeting the following Tuesday. 397 398 Barry volunteered to attend the Council meeting in representation of the Commission. 399 400 9. Adjourn 401 402 Motion by Murrin, seconded by DesLauriers, to adjourn the meeting at 8:48 p.m. Motion 403 carried unanimously. 404 CB C B CBPPPPWACUACUCBPPLSSSSSPPE()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()( )()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()( )( )( )( )( )( )()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()( )( ) ()()() i iiiiiiiiiiiiiiiii i i i ii ()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()())()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()(990 9951000991992993 9949969979989991001100299599499699699799799510009949969979989991001100210031004100 0 10 0 5 997 997 998 999 10 0 1 1002 1003 100 4 10 0 6 10031005FFE = 1002.92FFE = 1003.94FFE = 1003.92SHEET TITLEC601Mark Date Description REVISIONSExisting ConditionsRemovalsJ:\DESIGN STAFF\Nate\Projects\2017\BAK We can Ride Site Improvements\BAK We can ride FINAL.dwg 2/28/2017 9:14 AMPlotted: 3000 XENIUM LANE NORTH PLYMOUTH, MINNESOTA 55441 DEPARTMENT OF DESIGN 763-559-9000 PHONE 763-557-5248 FAXSheet 01 of 04Proj. No.Not AssgnSurvey Date Dec 27-28Issue Date2/24/2017Surveyed ByNSDrawn ByNSChecked ByENUTILITY NOTE:THE SUBSURFACE UTILITY INFORMATION IN THE PLAN IS UTILITY LEVEL QUALITY " ", UNLESSOTHERWISE NOTED. THIS QUALITY LEVEL WAS DETERMINED ACCORDING TO THEGUIDELINES OF CI/ASCE 38-02, ENTITLED "STANDARD GUIDELINES FOR THE COLLECTIONAND DEPICTION OF EXISTING SUBSURFACE UTILITY DATA."THE LOCATION AND TYPE OF PRIVATE UTILITIES SHOWN ON THE DRAWINGS ARE FORGENERAL INFORMATION ONLY! THREE RIVERS PARK DISTRICT DOES NOT WARRANT THISINFORMATION TO BE ACCURATE ORCOMPLETE. THE CONTRACTOR INCOOPERATION WITH THE APPROPRIATEPRIVATE UTILITY COMPANY ISRESPONSIBLE TO VERIFY THE LOCATIONAND DEPTH OF ALL UNDERGROUNDUTILITIES.1-800-252-1166WARNINGREQUIRED BY LAWCONTRACTOR SHALL CALL GOPHERSTATE ONE CALL BEFORE DIGGING.C2 12" PVC FORCEMAIN12" CMPHORSE TRAILH O R S E T R A I LORIGINAL HORSE TRAIL ALIGNMENTWATERBODY ACREAGE0.27 ACWATERBODY ACREAGE0.39 ACWETLAND ACREAGE0.18 ACWETLAND ACREAGE0.58 ACWETLAND ACREAGE0.02 ACREMOVE EXISTING GRAVEL PARKING AREA.6,809 SFREMOVE EXISTING FENCERELOCATE ELECTRICALRECEPTACLESEXIST ING PUBL IC SAFETY BU ILD ING LIFT STATIONREMOVE EXISTING GRAVEL DRIVE10,402 SFI HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. DATE 2/24/2017 REG. NO.43560 NAMEFeet 080160We Can Ride Site Improvements Public Safety Site Baker Park Reserve PRELIMINARY - NOT FOR CONSTRUCTIONREMOVE TREE CB C B CBWCBLSSSSSE()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()( )()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()( )( )( )( )( )( )()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()( )( ) ()()() i iiiiiiiiiiiiiiiii i i i ii ()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()())()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()(990 9951000991992993 9949969979989991001100299599499699699799799510009949969979989991001100210031004100 0 10 0 5 997 997 998 999 10 0 1 1002 1003 100 4 10 0 6 10031005P2P3P4P5P1Pasture #12.48 ACPasture #22.04 ACPasture #30.78 AC12' x 24'8' x 24'8' x 24'8' x 16'10'x14'FFE = 1002.92FFE = 1003.94FFE = 1003.92SHEET TITLEC602Mark Date Description REVISIONSConstruction PlanJ:\DESIGN STAFF\Nate\Projects\2017\BAK We can Ride Site Improvements\BAK We can ride FINAL.dwg 2/28/2017 9:14 AMPlotted: 3000 XENIUM LANE NORTH PLYMOUTH, MINNESOTA 55441 DEPARTMENT OF DESIGN 763-559-9000 PHONE 763-557-5248 FAXSheet 02 of 04Proj. No.Not AssgnSurvey Date Dec 27-28Issue Date2/24/2017Surveyed ByNSDrawn ByNSChecked ByENUTILITY NOTE:THE SUBSURFACE UTILITY INFORMATION IN THE PLAN IS UTILITY LEVEL QUALITY " ", UNLESSOTHERWISE NOTED. THIS QUALITY LEVEL WAS DETERMINED ACCORDING TO THEGUIDELINES OF CI/ASCE 38-02, ENTITLED "STANDARD GUIDELINES FOR THE COLLECTIONAND DEPICTION OF EXISTING SUBSURFACE UTILITY DATA."THE LOCATION AND TYPE OF PRIVATE UTILITIES SHOWN ON THE DRAWINGS ARE FORGENERAL INFORMATION ONLY! THREE RIVERS PARK DISTRICT DOES NOT WARRANT THISINFORMATION TO BE ACCURATE ORCOMPLETE. THE CONTRACTOR INCOOPERATION WITH THE APPROPRIATEPRIVATE UTILITY COMPANY ISRESPONSIBLE TO VERIFY THE LOCATIONAND DEPTH OF ALL UNDERGROUNDUTILITIES.1-800-252-1166WARNINGREQUIRED BY LAWCONTRACTOR SHALL CALL GOPHERSTATE ONE CALL BEFORE DIGGING.CGENERAL NOTES1.)Survey coordinate and bearing basis: Hennepin CountyCoordinates2.)No indication of wetland delineation by a qualified wetlandspecialist has been located or observed on site. Wetland shown iscurrent extents of cattails.3.)At the time field work was performed for this survey, there was asignificant amount of snow on the ground. Physical features werelocated to the best of our ability, but there may be additionalfeatures that were not visible and, therefore, not shown hereon.BENCH MARKS (BM)(NAVD 88 datum)1.)Top of well, in Front of Main entrance toBaker Public Safety Building.Elev = 1005.58PARK BOUNDARYCOUNTY BOUNDARYCITY/MUNICIPAL BOUNDARYPRIVATE BOUNDARYRIGHT-OF-WAY LINERESOURCE PROTECTION EASEMENTTRANSPORTATION EASEMENTUTILITY EASEMENTPROPERTY SETBACK LINERAILROAD TRACKSTRANSPORTATION CENTERLINEUNKNOWN LINEAR FEATURE (SEE LABEL)GATE, UNSPECIFIED AUTOMATIC VEHICLE ACCESS MANUAL VEHICLE ACCESS BICYCLE ACCESS DOG OFF-LEASH ACCESSFENCE, UNSPECIFIEDFENCE, SPECIFIED TYPE BW = BARBED WIRE CL = CHAIN LINK PS = POST AND SPINDLE SR = SPLIT RAIL WW = WOVEN WIRE ELEC = ELECTRICPOLE, W/ GUY ANCHORPOST OR BOLLARD, GRILLGUARDRAILHANDRAILSIGN W/ SINGLE, DOUBLE POST ID = SIGN CODETOPOGRAPHIC CONTOUR (MAJOR)TOPOGRAPHIC CONTOUR (MINOR)DITCH OR SWALE BOTTOM (FLOW LINE)DRAINAGE ARROW (FLOW DIRECTION)EDGE OF NORMAL WATER LEVELFLOODPLAIN LINEWETLAND EDGE, UNSPECIFIEDWETLAND EDGE, DELINEATEDCONIFEROUS TREELINEDECIDUOUS TREELINETREE, CONIFEROUS AND DECIDUOUSIRON MONUMENT, CONTROL POINTBENCHMARK, 12" IRON MONUMENTTEST PITPLAN SYMBOLS LEGENDOOi*************************()()()()()()()()iBMCP MONCBCB LSSEP WWEEEFFFFFUELFIIIIIIRRIISSSSSSSSSS SSSSSSWWWWWWECCCCUTILITY SYMBOLS LEGENDFFNTN ELECTRIC, UNSPECIFIED (ALL TYPES) UNDERGROUND CABLE OVERHEAD CABLE MANHOLE, METER, PEDESTAL LIGHT, POLE LIGHT, MARKER POSTFUEL, UNSPECIFIED (ALL TYPES) GASOLINE/REFINED PETROLEUM GEOTHERMAL HVAC/CONDENSATE NATURAL GAS OIL/UNREFINED PETROLEUM MANHOLE, METER, PEDESTAL UNDERGROUND TANK, MARKER POST VALVE (ANY), VENTTELECOM, UNSPECIFIED (ALL TYPES) UNDERGROUND CABLE OVERHEAD CABLE UNDERGROUND FIBER OPTIC OVERHEAD FIBER OPTIC MANHOLE, METER PEDESTAL, MARKER POSTWATER, UNSPECIFIED (ALL TYPES) MANHOLE, METER, PEDESTAL MARKER POST, CLEANOUT VALVE (ANY), CHECK, CONTROL CURB BOX, HYDRANT, WELL DRINKING FOUNTAINIRRIGATION, UNSPECIFIED (ALL TYPES) MANHOLE, METER, PEDESTAL MARKER POST, CLEANOUT VALVE (ANY), CISTERN SPRINKLER HEAD, WELLSANITARY SEWER, UNSPECIFIED GRAVITY PIPING FORCEMAIN PIPING MANHOLE, MARKER, CLEANOUT LIFT STATION, SEPTIC TANK, VENT VALVE (ANY), CHECK, CONTROLSTORM SEWER, UNSPECIFIED DRAIN TILE MANHOLE, MARKER, CLEANOUT CATCH BASIN (SQUARE, ROUND) APRON, W/ GRATE, VALVE (ANY)2 12" PVC FORCEMAIN12" CMPHORSE TRAILH O R S E T R A I LORIGINAL HORSE TRAIL ALIGNMENTMAILBOXMAILBOXFLAGPOLEBITUMINOUSCONCRETEGRAVELPARKINGVEHICLE IDREQUIREDUP TO $200 FINEFOR VIOLATIONR7-8M12 X 18Feet080160WATERBODY ACREAGE0.27 ACWATERBODY ACREAGE0.39 ACWETLAND ACREAGE0.18 ACWETLAND ACREAGE0.58 ACWETLAND ACREAGE0.02 ACAREA SUITABLE FOR GRAZING5.30 ACRESPROPOSED ARENA(65' X 120')EXISTING MAINTENANCE ROADPROPOSED CONCRETESIDEWALK ACCESSFIRE ACCESS TURN-AROUND(20' X 120')EXISTING OFFICE/BARNPROPOSED SIDEWALK ACCESSPROPOSED PASTURE FENCINGPAVED FIRE ACCESS LANE9-TON DESIGN20' LANE, NO CURBINGPROPOSED MANURE BUNKER(CONCRETE)PROPOSED HAY STORAGE(12' X 24')PROPOSED CONCRETE APRONEXISTING PARKINGLOT, CURBINGAND STRIPINGPROPOSED PADDOCK HORSESHELTERS, TYP.WETLAND BUFFERSIGNAGE, EVERY 250'I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. NAMEWETLAND BUFFER - NO MOWWe Can Ride Site Improvements Public Safety Site Baker Park Reserve PRELIMINARY - NOT FOR CONSTRUCTIONPROPOSED RAINGARDENDATE 2/24/2017 REG. NO.43560 CBCBCBW CB LSSSSSE ()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()( )( )()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()(()()()()i i i i i i iiiiii iiiii i i i i i()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()(()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()()995994 996996997997 1001100210031004 10001005997998999100110021003100410061003 1005P 2 P 3 P 4 P 5 P 1 1 2 ' x 2 4 ' 8' x 2 4 ' 8' x 2 4 ' 8' x 1 6 ' 1 0 ' x 1 4 'FFE = 1002.92FFE = 1003.94FF E = 1 0 0 3 . 9 2 1003.95 1003.83 1003.77 1003.77 1003.59 1003.05 1002.70 1002.69 SHEET TITLEC603Mark Date Description REVISIONSGradingTurf EstablishmentErosion ControlJ:\DESIGN STAFF\Nate\Projects\2017\BAK We can Ride Site Improvements\BAK We can ride FINAL.dwg 2/28/2017 9:15 AMPlotted: 3000 XENIUM LANE NORTH PLYMOUTH, MINNESOTA 55441 DEPARTMENT OF DESIGN 763-559-9000 PHONE 763-557-5248 FAXSheet 03 of 04Proj. No.Not AssgnSurvey Date Dec 27-28Issue Date2/24/2017Surveyed ByNSDrawn ByNSChecked ByENUTILITY NOTE:THE SUBSURFACE UTILITY INFORMATION IN THE PLAN IS UTILITY LEVEL QUALITY " ", UNLESSOTHERWISE NOTED. THIS QUALITY LEVEL WAS DETERMINED ACCORDING TO THEGUIDELINES OF CI/ASCE 38-02, ENTITLED "STANDARD GUIDELINES FOR THE COLLECTIONAND DEPICTION OF EXISTING SUBSURFACE UTILITY DATA."THE LOCATION AND TYPE OF PRIVATE UTILITIES SHOWN ON THE DRAWINGS ARE FORGENERAL INFORMATION ONLY! THREE RIVERS PARK DISTRICT DOES NOT WARRANT THISINFORMATION TO BE ACCURATE ORCOMPLETE. THE CONTRACTOR INCOOPERATION WITH THE APPROPRIATEPRIVATE UTILITY COMPANY ISRESPONSIBLE TO VERIFY THE LOCATIONAND DEPTH OF ALL UNDERGROUNDUTILITIES.1-800-252-1166WARNINGREQUIRED BY LAWCONTRACTOR SHALL CALL GOPHERSTATE ONE CALL BEFORE DIGGING.CFeet080160FFE = 1002.3I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. NAME We Can Ride Site Improvements Public Safety Site Baker Park Reserve REMOVE EXISTING GRAVELSCARIFY TO 12" DEPTH MINRESTORE WITH SEED MIX 35-241 @ 37 LBS/ACTYPE I MULCH, DISC ANCHORED @ 2 TONS/AC6" TOPSOIL MIN.RESTORE WITH SEED MIX 35-241 @ 37 LBS/ACTYPE I MULCH, DISC ANCHORED @ 2 TONS/AC2 % , T Y P .2%, TYP.2%, TYP.LANDSCAPEPLANTINGS, TYP.CONSTRUCTION LIMITSACCESS POINT #2ACCESS POINT #14' WIDE CONCRETE WALKPROPOSEDCONCRETE, TYP.14'-9"2 0 '20'R20'R20'120'65'120'10'20'6'6'PRELIMINARY - NOT FOR CONSTRUCTION10021003 1 0 0 2 1 0 0 1 10041 0 ' 1 0 '1:10MAXPROPOSED SPOT ELEV, TYP.2 4 '12'2 6 ' - 6 "30'-9"12'11'-8"1 5 ' - 1 " 8'23'DATE 2/24/2017 REG. NO.43560I.E. 997.5I.E. 997.25I.E. 997.010011000100110006" DRAINTILE PER DETAILON SHEET C801. DRAINTILETO BE CAPPED AT UPSTREAMAND DOWNSTREAM ENDS.PROPOSED RAIN GARDENBOTTOM ELEV = 999.75AREA AT BOTTOM = 506.75 SFOVERFLOW ELEV = 1001.001 0 '6'100110021:31:33' BERM1:33 RAIL FENCE AROUND PADDOCK AREA, TYP.SEE DETAIL, SHEET C801 SHEET TITLEC801Mark Date Description REVISIONSDetailsJ:\DESIGN STAFF\Nate\Projects\2017\BAK We can Ride Site Improvements\BAK We can ride FINAL.dwg 2/28/2017 9:15 AMPlotted: 3000 XENIUM LANE NORTH PLYMOUTH, MINNESOTA 55441 DEPARTMENT OF DESIGN 763-559-9000 PHONE 763-557-5248 FAXSheet 04 of 04Proj. No.Not AssgnSurvey Date Dec 27-28Issue Date2/24/2017Surveyed ByNSDrawn ByNSChecked ByENI HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. NAME We Can Ride Site Improvements Public Safety Site Baker Park Reserve PRELIMINARY - NOT FOR CONSTRUCTIONTR-21THREE RAIL FENCENTS10', TYP. POST SPACING48" MIN. EMBEDMENT DEPTH APPROX. 96" POST HEIGHT 10", TYP. BETWEEN RAILS 6", TYP. BETWEEN TOP RAIL AND TOP OF POSTNOTES:1.ALL COMPONENTS TO BE ACQ-TREATED PINE,TYPE "FOUR SEASONS LOCKING LOG RAIL" AS MANUFACTUREDBY K FENCE OR APPROVED EQUAL.2.RAILS TO BE ROUNDED ACQ-TREATED PINE.3.POSTS TO BE DIRECT BURIED AND TAMPED.4.RAIL-TO-POST JOINERY TO BE SCARFED-END RAILS WITH LAPPEDINSTALLATION.5.ALL COMPONENTS TO BE PRE-ASSEMBLED TO THE FULLEST EXTENTPOSSIBLE TO REDUCE, ON-SITE DRILLING, CUTTING, PLUGGINGOR SANDING.ROUNDED RAIL, AS MANUFACTUREDBY "FOUR SEASONS LOCKING RAIL"OR APPROVED EQUAL.APPROXIMATELY 4" IN GIRTH, TYP.ROUND END OR LINE POSTAPPROX. 5" X 96", TYP.ERO-1MACHINE SLICED SILT FENCENTSDIRECTION OF RUNOFFFABRIC ANCHORAGE TRENCH,BACKFILL TRENCH WITHTAMPED NATURAL SOIL.30" HIGH MIN. MS, HI WOVENGEOTEXTILE FABRIC, AS PER MnDOTSPEC TABLE 3886-1.STEEL FENCE POST,5' MIN. POST LENGTH,6' MAX. SPACING BETWEENPOSTS.NOTES:1.CONFORM TO MnDOT SPECS 2573 AND 3886.2.ATTACH FABRIC TO POSTS WITH PLASTIC ZIP TIES (50 POUND TENSILESTRENGTH, MIN). PROVIDE A MIN. (3) TIES WITHIN THE TOP 8" OFFABRIC.3.OVERLAP GEOTEXTILE FABRIC 6", MIN. AND FASTEN AT 2'INTERVALS, MAX.6" MIN.24" MIN.POST EMBEDMENT PLASTIC ZIP TIESFACE POST NOTCHES AWAYFROM FABRIC.SUPPORT POST WITH IN-SITU SOIL,COMPACT ALL DISTURBED ORLOOSE SOIL TO PROVIDE STABILITY.TYPE SPNWB230BBASE COURSE,3" COMPACTEDTHICKNESS, MIN.CL5 AGGREGATE BASE,8" COMPACTED THICKNESS, MIN.SEED MnDOT MIX 25-141@ 60 LB/AC, TYP.RESTORE SHOULDER AREAWITH TOPSOIL, CONFORMINGTO MnDOT SPEC 3877.6" THICKNESS, MIN.(MINIMIZE COMPACTION).EXTEND BASE 12", MIN.COMPACT EXISTING SUBGRADE.STR-3TYPICAL RURAL BITUMINOUS ROAD SECTIONNTSTYPE SPWEB240B WEAR COURSE,2" COMPACTED THICKNESS, MIN.DATE 2/24/2017 REG. NO.435604" CONCRETE PAVEMENT(NO REBAR)6" CRUSHED CLASS 56" CONCRETE PAVEMENT(NO REBAR)8" CRUSHED CLASS 58" CONCRETE PAVEMENT(REBAR REQUIRED)12" CRUSHED CLASS 5USES:1.CONCRETE WALK, PICNIC SLAB, PARK BENCHSLAB OR ACCESS TO COMMON OPEN SPACE.2.LOCATION ANTICIPATED TO RECEIVEINFREQUENT USE BY LIGHT MACHINERY AND/ORLIGHT VEHICLES.USES:1.PRIVATE DRIVEWAY CROSSINGS, PEDESTRIANCURB RAMPS AND DRINKING FOUNTAIN SLAB.2.MODERATE USE BY LIGHT MACHINERY AND/ORLIGHT VEHCILES.USES:1.COMMERCIAL DRIVEWAY CROSSINGS ORMAINTENANCE YARDS.2.ANTICIPATED TO RECEIVE FREQUENT USE BY LIGHTMACHINERY AND/OR VEHICLES.3.ANTICIPATED TO RECEIVE INFREQUENT USE BYHEAVY MACHINERY AND/OR HEAVY VEHICLES.NOTES:1.AGGREGATE BASE SHALL CONFORM TO MnDOT SPEC 2211.2.CONCRETE SHALL CONFORM TO MnDOT SPECS 2521 AND 2531.3.CONCRETE SHALL BE FIBER-REINFORCED WHERE SPECIFIED OR INDICATED ON THE PLANS. ADDDISPERSIBLE, ALKALI-RESISTANT FIBERS AT A RATE OF 1.0 LB/ CY TO CONCRETE MIX OR PER FIBERSUPPLIERS RECOMMENDATIONS. AT LOCATIONS WHERE PEDESTRIAN TRAFFIC IS EXPECTED, OPENSLAB SURFACES SHALL BE STRUCK OFF W/ VIBRATING SCREED OR EQUAL, SUCH THAT FIBERS ARENOT EXPOSED TO THE SURFACE.4.ANY LOCATION ANTICIPATED TO RECEIVE MODERATE USE BY HEAVY MACHINERY AND/OR HEAVYVEHICLES IS TO BE DESIGNED SEPARATELY AND SHOWN ON THE PLANS.5.REBAR OR WELDED WIRE MESH IS TO BE PLACED 4" ABOVE BOTTOM OF CONCRETE AND 3" FROMEDGE OF CONCRETE, (SEE PLANS) FOR REBAR OR WELDED WIRE MESH INFORMATION.6.SEE PLANS FOR ACTUAL LOCATIONS AND DIMENSIONS OF CONCRETE PAVEMENTS.TR-5CONCRETE PAVEMENT (TRAIL PURPOSES)NTS6" MIN.6" MIN.12" MIN.EXISTING TURFEXISTING TURFEXISTING TURFREBAR OR WELDED WIRE MESH(SEE NOTE 5).INSET "A"INSET "B"INSET "C" MEMORANDUM TO: Planning Commission FROM: Debra Peterson, Associate Planner MEETING DATE: Monday, March 20, 2017 SUBJECT: Three Rivers Park District Public Safety Facility - Conditional Use Permit Amendment to Allow “We Can Ride” program – Public Hearing Application Date/Complete Date: January 13, 2017 Review Deadline Date: May 8, 2017 (120 days) Ext. Letter sent BACKGROUND Three Rivers Park District is requesting to amend their Conditional Use Permit (CUP) for the Public Safety Facility to allow for the construction of a 7,800 square foot Clearspan Fabric Structure and board 16-20 horses on-site. Three Rivers has partnered with “We Can Ride”, a 501© (3) nonprofit organization that provides programming to individuals with disabilities or special needs through equine assisted activities. The mounted patrol no longer operates out of the facility and no longer has horse stalls, fencing or amenities for stabling horses. “We Can Ride” proposes boarding 16-20 horses and would reinstall 13 horse stalls within the existing building and construct additional shelters/lean-to’s and fencing as part of their proposal. The original CUP for this location was granted in 1993 for a Ranger Public Safety Center and the mounted patrol with a maximum of 16 horses allowed on-site which is attached for reference. Horses are no longer on-site or used for patrolling, but the police department does operate out of the facility to date. The existing CUP, Resolution 93-65, would be amended and modified to eliminate many of the conditions that are no longer applicable. “We Can Ride” is currently located on Hennepin County property (Hennepin County Homes School) and has been serving the public at that location for 34 years by providing equine assisted activities and therapies. Their lease with Hennepin County expires May 31, 2017 and effective June 1, 2017, We Can Ride will partner with Three Rivers Park District to continue their services in Medina, if approved. The property and surrounding properties are in the Public/Semi-Public (PS) zoning district. The zoning ordinance requires a conditional use permit for any construction, which controls expansion or increased use of the property which will be discussed further in the report. An aerial of the property is at the top of the following page. Agenda Item: 6 Three Rivers Park District CUP Amendment Page 2 of 11 Planning Commission Meeting 03-20-17 DEVELOPABLE AREA The Three Rivers Park District has established a policy that a maximum of 20% of the land area within the park may be developed. The “Composite Master Plan” for the Public Safety Facility illustrates the entire area under the 20% Development Area which has been attached. Since the Public Safety Facility is already considered a “developed area,” the Clearspan Fabric Structure does not appear to impact this development percentage. PROJECT DETAILS The Public Safety building currently houses Police Officers and support staff that includes an attached stable (stalls removed) with an indoor arena. The Interior layout is proposed to have modifications to allow “We Can Ride office” staff and the Officers and support staff to all operate within the existing building with some division. Three Rivers Park District CUP Amendment Page 3 of 11 Planning Commission Meeting 03-20-17 A secondary entrance is proposed to be installed on the side of the building to provide accessibility for “We Can Ride”. The restrooms and breakroom will be shared by the Police and We Can Ride. The proposed project suggests a 7,800 clearspan fabric structure for use as a riding arena for lessons. Paddocks are proposed to be installed with shelters/lean-tos which will be moved in from their current Hennepin County location. Fencing would be installed to allow for horses to graze and stretch their legs. Additional improvements are also proposed as described in the applicant’s project description narrative and the general improvements list below. GENERAL IMPROVEMENTS The list below identifies only a portion of the proposed interior and exterior improvements: • A 7,800 square foot clearspan fabric building. • Interior doorway to separate the Public Safety Officers and “We Can Ride”. • Exterior/interior improvements for new public access entrance. • Concrete walk to new public access entrance. • A paved fire access lane from existing parking lot to the rear of existing barn and Clearspan fabric building. • Five shelters/lean-to’s with paddocks (P1-P5) and one hay storage building. • A concrete bunker or 40 yard dumpster for manure. The applicant prefers the dumpster. • Fencing separated into three pastures for turnout. • Wetland buffers created around all wetlands near pastures. • Wetland signage will be required as part of the permitting process. An Upland Buffer Agreement will also be required to be recorded with Hennepin County prior to issuance of any permits. • A Raingarden is proposed on the south side of the clearspan building. PS/PUBLIC/SEMI-PUBLIC ZONING DISTRICT REGULATIONS The Purpose Statement of the PS district states: “This district shall serve areas of public ownership or related semi-public uses or open space, conservation, or recreation.” The City Zoning Ordinance allows under a CUP the following: 1. Outdoor recreational and open space uses operated by a governmental agency or conservation group, homeowners or private association and facilities for making same useful to public or association. Public lands, schools, parks and municipal buildings. 2. Conservation uses including drainage control, forestry, wildlife sanctuaries, and facilities for making same available and useful to public. 3. Agricultural uses. 4. Nature study areas and arboretums. 5. Private/Institutional outdoor recreational activities. The PS, Public/Semi-Public zoning district specifically does not mention the use of horses, nor does it provide guidelines for how horses should be regulated. The applicant believes the they Three Rivers Park District CUP Amendment Page 4 of 11 Planning Commission Meeting 03-20-17 fall under #5 above that allows Private/Institutional outdoor recreational activities. Staff agrees with the applicant’s opinion. MINNESOTA EXTENSION SERVICE Staff contacted the Extension Service and they responded with the following: “The average stocking rate for horse pastures in MN is 1 horse per 2 acres. This stocking rate assumes that the horse receives most (or all) of their calories from the pasture (and no hay supplementation is needed). Given this, the 5 acres could support 2-3 horses during the grazing season. If the horses will only graze for a few hours a day, than the area would maybe support 4- 6 (up to a max of 10 depending on management). In my opinion, 16-20 horses are excessive for the 5 acres (it will become overgrazed quickly). We have a lot of information on pasture management on our website: http://www.extension.umn.edu/agriculture/horse/pasture/” Staff has attached an article related to pasture site planning. In summary it suggests that two acres per horse is average if the grass is the main source of food. This is not the situation for the applicant since they intend to support all of their horses by hay and grain, and not grass. However the proposed volume of horses out on a small pasture area will be trampled down quickly if not managed well. The article also recommends that paddocks should be 400 square feet in area per horse, which the applicant is providing. The applicant proposes 20 horses on 5.3 grazable acres. The paddocks aren’t large by any means but do meet the minimum of 400 square feet per horse recommendation by the Extension Service. DISTRICTS THAT REGULATE HORSES Since the PS District doesn’t have regulations established for horses, we’ve provided a couple of the districts with regulations to provide as a guide to making a decision on the allowance of horses and the number to be allowed. The RR, Rural Residential zoning district regulates the number of horses allowed on residential properties by grazable acres. The RR, Rural Residential district requires two grazable acres for the first horse and then one grazable acre per horse thereafter. To determine grazable acres all hardcover is subtracted along with areas with trees. The RR-2, Rural Residential 2 zoning district allows for commercial riding stables, subject to conditions The RR-2 district is the closest related district that the City has to use as a guide for review of the subject proposal. This district requires a minimum of .5 acres per horse kept on the property and the City Council is to determine the maximum number allowed via the CUP. NUMBER OF HORSES The applicant is requesting they be allowed up to 20 horses. The original CUP in 1993 allowed for 16 horses for a “Ranger Public Safety Center”, however patrol on horseback no longer exists. The applicant requests up to 20 horses so that they can provide lessons to their clients and still have a little room to allow for horses that might be lame, in rehabilitation from an injury or in training for their program. Three Rivers Park District CUP Amendment Page 5 of 11 Planning Commission Meeting 03-20-17 Thirteen horses are proposed to be inside the barn in stalls and the balance would be in the proposed outside shelters/paddock areas. The applicant proposes three pasture areas with the following sizes: 2.48 Grazable Acres 2.04 Grazable Acres .78 Grazable Acres 5.3 Grazable Acres Total The overall Park is 2000 acres. The Public Safety/We Can Ride Building, parking lot, stable, and pasture areas are around 13 acres in size with 5.3 grazable. The actual parcel that it sits on with the Maintenance Facility to the southwest is over 68 acres. If the number of horses was based on the grazable acres which are proposed to be utilized and the maximum of .5 acre per horse was applied, the applicant would be allowed 10 horses. If we looked at the overall park area the number would be higher. The number of horses should be discussed by the Commission in determining a recommended maximum. Staff has concerns with the number of horses proposed and their ability to keep the pasture areas viable for grazing with only 5.3 acres of grazable pasture. The applicant has stated that not all horses will be turned out to pasture. A pasture management plan has been provided by the applicant. Staff recommends the pastures be maintained so as to have continuous grass growth. This would require horses not to be turned out to the pasture areas during wet times of the year as to not damage the stabilization of the grass. This would be a condition of approval. Since the use of horses is not mentioned in the PS zoning district, staff reviewed the application with the commercial riding stable guidelines in mind. BARN MODIFICATIONS Minor barn modifications will be needed along with re-adding 13 horses inside the barn. PADDOCKS/SHELTER/HAY STORAGE Five paddocks with metal/wood shelters are labeled as P1-P5 on the site plan. The shelters are proposed to be moved in from their existing Hennepin County location (pictures attached). A small metal hay storage building is also proposed to be placed between two of the proposed paddock areas. Staff does not have a picture of the hay storage building. Staff has verbally discussed with the applicant how impractical the current layout of the paddocks is being proposed. Staff recommends the applicant work with staff to figure out a more efficient layout of the paddocks and shelters be arranged. The requirement to have a ten foot separation between paddocks doesn’t allow for waterers to be shared and is very impractical. The current layout also doesn’t allow for easy accessibility into the paddocks. The ten foot separation between each paddock is a condition under the commercial horse facility regulations, but staff asks to eliminate that condition. The grass separation appears to be established to slow run-off but based on the layout of the paddocks it isn’t useful. Staff recommends working with the applicant to create a buffer from the paddocks and possibly reduce the number of paddocks to make larger which would help for efficiency of electrical Three Rivers Park District CUP Amendment Page 6 of 11 Planning Commission Meeting 03-20-17 usage during the winter months to heat the stock tanks and cost of equipment and fencing. This would be a condition of approval giving staff the ability to modify the paddock layouts prior to permits being issued. MANURE STORAGE & REMOVAL The applicant has shown a manure bunker on their site plan based on staff’s recommendation. The applicant would prefer to only have a 40 yard dumpster for removal of manure. Manure storage is proposed on the east side of the existing barn and accessible from the paved turnaround area near the barn. Staff suggests the Commission discuss whether a dumpster is sufficient or comparable to the use of a bunker. Initially manure will be transported to farms that have contracted with their vendor NBW, LLC Horse Farm Services out of Lester Prairie, MN. The manure is then allowed to either compost or spread on farm fields. In the future, the applicant will be investigating the possibility of transporting manure to Three Rivers Park District’s Gale Wood Farm and/or Nursery, where all the plants for the parks are propagated. The applicant has provided a manure management plan which is attached. The plan lists the frequency of picking up manure from the pastures and paddocks. Staff feels the plan is sufficient for purposes of controlling the volume of manure on-site. EXTERIOR BUILDING MATERIALS A Clearspan Truss Arch Building is being proposed which has an exterior material of fabric, with a helical anchor foundation. Pictures and construction specifications have been attached. The fabric and color are not consistent with the existing building which is constructed of James Hardie siding. The City does not have exterior building material requirements in the PS zoning district and therefore doesn’t prohibit this type of building constructed with a durable fabric exterior so the Commission should discuss the aesthetic appearance of the structure and its location. The clearspan building would not be temporary and would be up year round and is not visible from any roadways. PARKING The existing parking lot provides 29 parking spaces, two of which are accessible spaces. The office space within the Public Safety Facility office area is 3,254 square feet (excluding the barn). The Zoning Ordinance requires 13 parking spaces for the office use in the building (1 space for every 250 square feet of gross floor area). The site currently provides for two accessible spaces. Breakdown of parking needs: Daily Police Parking - 6 Office Staff - 3 Full-time 6-7 Part-time Riding Instructors - 5 Total - 10-12 for We Can Ride Three Rivers Park District CUP Amendment Page 7 of 11 Planning Commission Meeting 03-20-17 During lesson times and during volunteer training they will not need more than 20 parking spaces. The police would utilize six spaces maximum which leaves a balance of three spaces. Special events would be more of an open house type event that would allow for people to come and go during the event which would reduce the need for a mass amount of parking at one time. Fire lanes and circulation areas will be required to be signed “no parking” as recommended by the Fire Marshal. RIDING THERAPY/LESSONS Riding lessons are scheduled pending participant needs. Lessons are scheduled every day but not on Fridays. The times vary but approximate hours are as follows: Monday 4pm-8:45pm Tuesday 9:30am-2pm, 5pm-8:45pm Wednesday 9:30am—2pm, 5pm-8:45pm Thursday 10:30am-2pm, 5pm-8:45pm Saturday 9:30am-1:15pm Sunday 10am-2:45pm We Can Ride” Office Hours – Office hours are usually 9am -5pm Monday – Friday. Additional office hours are sometimes added for training volunteers that are outside of the 9am-5pm M-F. SPECIAL EVENTS The applicant will have on-site special events which mainly consist of volunteer training. At other times they may have an Open House type event that people will come and go from their facility but never a situation where parking would be an issue. During special events, the Police Officer vehicles would be relocated nearby at their maintenance building to create space for additional vehicles for the event. LANDSCAPING The applicant does not propose to install landscaping as part of this project but if funds become available or a volunteer organization offers, they would be open to adding landscaping around the building. One tree is proposed to be removed. The applicant is not required to install additional trees as part of the proposed project. The location of the site is not visible from the road and staff does not feel landscaping or screening is necessary. UPLAND BUFFER AREA Upland buffer areas have been created around the wetlands near the fenced in pasture areas, paddocks, and clearspan building. The upland buffer area will provide separation and act as a filtration area. Signage would also be a condition of approval which displays it’s a “no mow zone” and protected. TRASH The applicant has stated that they will handle all trash internally. Three Rivers Park District CUP Amendment Page 8 of 11 Planning Commission Meeting 03-20-17 EXISTING RESOLUTION 93-65 A CUP was approved in 1993 for the Ranger Public Safety Center allowing a maximum of 16 horses. The proposed application for We Can Ride will be amending the original CUP and removing many of the conditions that are no longer applicable. A copy of the original CUP has been attached. ENGINEERING CONSIDERATIONS The proposed project requires the City’s stormwater treatment standards to be implemented since the project is greater than 5,000 square feet in increased hard cover. A rain garden is proposed on the south side of the clearspan building, just outside the fenced in area to satisfy the volume control requirements in the Medina Stormwater Design Manual. BUILDING & FIRE CONSIDERATIONS The Building Official has reviewed the proposed improvements for both building and fire code concerns and they have all been satisfied up to this point. Additional review will be completed at time of building permit. POLICE CONSIDERATIONS The Police Chief has reviewed the proposed improvements and does not have any issues with the application. PUBLIC WORKS CONSIDERATIONS The Public Works Superintendant has reviewed the proposed improvements and has not commented with issues. PLANNING CONSIDERATIONS Planning staff has reviewed the proposed application and recommends that the Commission discuss the use and number of horses to be allowed on 5.3 grazable acres. Staff does not think the number of horses should be increased beyond the existing CUP allowing 16 horses. CITY DISCRETION The City has a relatively low level of discretion when it comes to reviewing Conditional Use Permits. If the application meets City ordinances, the CUP should be approved. However, this assumes the Commission feels the use fits with “Private/Institutional outdoor recreational activities”. If the City feels the use fits the Private/Institutional outdoor recreational activities then the City may impose conditions on the approval that protect the best interests of the surrounding community and the city as a whole. CONDITIONAL USE PERMIT ORDINANCE COMPLIANCE While reviewing Conditional Use Permits, City ordinances (Section 825.39) state that the City should consider the following: 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. Three Rivers Park District CUP Amendment Page 9 of 11 Planning Commission Meeting 03-20-17 The property is surrounded by Three Rivers Park District property and will not be injurious to the use and enjoyment of other property in the vicinity or to others. 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. The surrounding vacant property is largely Park Reserve land. Subd. 3. That adequate utilities, access roads, drainage and other necessary facilities have been or are being provided. The City’s engineer has reviewed the plans and does not bring forward any issues other than erosion control. Erosion from the pastures and paddocks are a concern and will need to be managed on an ongoing basis. Sewer is metered by the City and water is private. Storm water improvements are proposed with a rain garden. 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. Additional parking is not needed or required. 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 City will require regular removal of manure to regulate odor. The applicant has submitted a manure management program for removal of their manure on-site. The applicant does not propose additional exterior lighting. 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. The proposed use is different than the original CUP, other than the use of horses. The proposed use is for therapeutic riding lessons run by a nonprofit organization on Three Rivers Park District 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 proposed use is not specifically listed, but staff believes the use is consistent with the purposes of the Public/Semi-public zoning district. Subd. 8. The use is not in conflict with the policies plan of the City. Three Rivers Park District CUP Amendment Page 10 of 11 Planning Commission Meeting 03-20-17 Staff believes the use is consistent with the “public/semi-public” guiding. Subd. 9. The use will not cause traffic hazard or congestion. Staff believes that the proposed use will not generate significantly additional vehicle traffic. The site will be accessed off of County Road 24, an arterial roadway. Subd. 10. Existing businesses nearby will not be adversely affected by intrusion of noise, glare or general unsightliness. Staff believes that the distance that the facility is set back mitigates these concerns. Subd. 11. The developer shall submit a time schedule for completion of the project. The applicant has stated that they would like to start construction immediately after City Approvals. Subd. 12. The developer shall provide proof of ownership of the property to the Zoning Officer. The property is owned by the Three River Park District. RECOMMENDATION If the Planning Commission recommends approval of the CUP Amendment the application is subject to the following terms and conditions: 1) The number of horses shall not exceed 16: 2) The applicant shall work with staff to modify the paddock layout to improve potential run-off issues. 3) The pasture areas shall be managed by the applicant so as to maintain ground vegetation to prevent erosion and sediment. 4) There shall be no renting of horses to the public and no commercial us of the premises or horses allowed; 5) Fire lanes and circulation areas will be required to be signed “no parking” as recommended by the Fire Marshal. 6) Special Events will require separate permits by the City; 7) The applicant shall install all improvements as shown on preliminary site plans date stamped received by the City on February 28, 2017; 8) A manure bunker shall be installed; 9) Manure shall be removed as per the manure management plan submitted and dates stamped 1/13/17; 10) Upland wetland buffer signs shall be installed every 250 around the perimeter of each wetland; 11) An upland wetland buffer easement agreement shall be prepared by City staff and signed by the Three Rivers Park District and recorded prior to the issuance of building permits; 12) A rain garden shall be installed and inspected by the City Engineer once completed; Three Rivers Park District CUP Amendment Page 11 of 11 Planning Commission Meeting 03-20-17 13) The applicant will be required to apply for all necessary building permits prior to start of any work; 14) Erosion control will be required on-site prior to the start of any excavation work; 15) The applicant shall pay to the City a fee in the amount sufficient to pay for all costs associated with the review of the application to amend the Conditional Use Permit; ATTACHMENTS 1) Document List 2) Three Rivers Park Location Map 3) Three Rivers Narrative 4) We Can Ride Brochure (4) date stamped 1/13/17 5) We Can Ride Project Descriptions (4) 6) Hennepin County Support Letter 7) Existing Hennepin County Site Aerial 8) University of MN Extension Service – Pasture Site Planning Article 9) Original CUP Resolution #93-65 10) PS, Public/Semi-Public Zoning District Regulations 11) RR2 Zoning District Regulations (allows commercial horse facilities) 12) Office Layout (dates stamped 2/28/17) 13) Modifications to Office Space explanation 14) Aerial Photos of Hennepin County Location 15) Pictures of Shelter/Lean-to’s to be moved to Medina (3) 16) Clearspan Building 17) Existing Conditions and Removals Plan (Date Stamped 2/28/17) 18) Construction Plan (Date Stamped 2/28/17) 19) Grading/Turf Establishment/Erosion Control Plan (Date Stamped 2/28/17) 20) Details Plan (Date Stamped 2/28/17) Project: LR-16-192 – Three Rivers – “We Can Ride” Conditional Use Permit Amendment to Resolution #93-65 The following documents constitute the complete record of the above referenced request, even if some documents are not attached, or are only attached in part, to Planning Commission and City Council reports. All documents are available for review upon request at City Hall. Documents Submitted by Applicant: Document Received Date Document Date # of pages Electronic Paper Copy? Notes Application 11/10/16 11/10/16 5 Yes Yes Fee 11/10/16 yes Yes $2000.00 Mailing Labels Narrative/data 11/10/16 11/10/16 4 Yes yes Narrative plus 2 pgs data provided Plan Set 11/10/16 11/10/16 3 yes yes Aerials only Park Map 1/13/17 2 Yes yes Response to questions 11/28/17 11/28/17 1 Yes Yes Lighting Plan 11/28/17 11/28/17 Yes YES Office Plan 2/28/17 2/8/17 1 Yes yes Site Plan 1/6/17 1/6/17 1 yes Yes Written notes on site plan Site Plan 1/13/17 1/13/17 1 Yes Yes Current Henn Co. Loc. Aerial 1/13/17 1 yes Yes We Can Ride Brochure 1/13/17 4 Yes Yes Clear Span Specifications 1/13/17 7/21/11 32 Yes yes Lean-to shelters 1/13/17 4 Yes Yes Manure mgmt./Sched/Modifications 1/13/17 3 Yes Yes Modifications to office space 1/13/17 1 Yes Yes Plan Set 2/28/17 2/24/17 4 Yes yes Documents from Staff/Consultants/Agencies Document Document # of Electronic Notes Date pages Transmittal to DRC members 11/15/16 1 Yes Lists who reviewed application Kennedy-Graven email review comments 11/21/16 1 Yes WSB Review memo 11/23/16 1 Yes WSB, Wetland Specialist 11/28/16 4 yes WSB, Review Memo 2/17/17 2 yes WSB, Review Memo 2/21/17 2 yes WSB, Review Memo 3/7/17 2 Yes Incomplete letter 11/28/16 3 Yes Email sent to applicant by Deb 11/30/16 1 Ye Email explaining incomplete ltr sent 11/28/16 WSB Review memo 12/2/16 1 yes Police review No date 1 Yes No comments Additional items needed ltr to applicant 1/27/17 5 Yes Staff review comments attached 60 Day Ext ltr to applicant 1/30/17 1 Yes Metro West Review ltr 2/23/17 1 Yes PH Mailing & Notary 3/10/17 6 Yes Includes plans Documents from Staff/Consultants/Agencies Document/ Document Date # of pages Electronic Notes Support Letter from Henn Co 1/12/17 1 Yes Resolution 93-65 yes Univ. of MN Ext Article 2/28/17 2 yes Composite Master Plan Yes Staff pulled from Campground CUP To Luce LineRegionalTrail (3 miles) 19 115 HAMELRD 201 201 24 6 29 12 OperationsCenter BAKERPARKRDPublicSafety H O MESTEADTRL Katrina 1 & 2 HalfMoon SpurzemLake Half MoonLake LakeIndependence LakeKatrina PARKVIEWDRMarshview BakerNationalGolfCourse Championship18 Hole Executive9 Hole OakKnoll ToLoretto To Lake IndependenceRegional Trail 0.5 Miles concessions BAKER PARK RESERVE TRAIL Miles 23.9 12.5 12.5 9.0 bunker fairway/tee box LEGEND: boat carry-in access boat launch campground clubhouse drinking water fishing pier parking golfing/driving range camping - group reservation near-wilderness settlement - reservations only picnic area road green play area rest area/bench swimming paved trail unpaved trail trails at your pace service road threeriversparks.org Updated: 2/23/2016 water body park boundary private property Golf Course campground office toilet horse trailhead To GOLFENTRANCE RECREATIONENTRANCE 55 494 restroom OperationsCenter LakeIndependence OakKnoll Aspen ButternutCottonwood Driftwood 19 19 24LakeIndependenceRegionalTrail RECREATIONENTRANCE BoatTrailerParking 500 Feet BAKER PARK RESERVEGENERAL RECREATIONAREA parking lot park boundary LEGEND: swimmingboat launch campground drinking water entry station play area fishing pier camping - groupreservation picnic area road rentals picnic area -reservablepicnic area -reservable shelter restroom paved trail unpaved trail trails at your pace volleyball water body TRAIL Miles 8.2 5.1 5.1 2.9 threeriversparks.org Updated: 3/4/2016 ToLoretto campgroundoffice camper cabins tunnel 12 To MaplePlain 55 -f� ThreeRivers PARK DISTRICT Three Rivers Park District Board of Commissioners Penny Steele District 1 Jennifer DeJournett District 2 Daniel Freeman Vice Chair District 3 John Gunyou Chair District 4 John Gibbs District 5 Steven Antolak Appointed At Large Gene Kay Appointed At Large Boe Carlson Superintendent November 10, 2016 City of Medina City Hall 2052 County Road 24 Medina, MN 55340 Dear Mr. Fi n ke, Three Rivers Park District is seeking an amendment to its Conditional Use Permit with the City of Medina for the Public Safety facility at Baker Park Reserve. Three Rivers Park District is partnering with We Can Ride, a 501(c)(3) nonprofit organization that provides programming to individuals with disabilities or special needs though equine assisted activities. This program will utilize existing horse facilities at Baker Park Reserve that were previously used for Public Safety services. The Park District utilized a mounted patrol for Public Safety at park facilities in Baker Park Reserve. Utilizing the mounted patrol was no longer the best way to provide Public Safety services for the District and the mounted patrol program was discontinued. The Park District is no longer using the horse facilities at Baker's Public Safety building. The Park District is pursuing a partnership relationship with We Can Ride (www.wecanride.org) to utilize these facilities as a therapeutic riding venue. We Can Ride currently operates on Hennepin County property (Hennepin County Home School) and has been serving the public at that location for 34 years by providing equine assisted activities and therapies. Their lease with Hennepin County expires May 31, 2017. Effective June 1, 2017, We Can Ride will partner with the Park District to continue these services at the Baker Park facility in order to meet the needs of individuals with disabilities and special needs from this same local community. These activities and therapies have been shown to improve their participant's physical, emotional and cognitive limitations. This partnership will not require a significant change to the existing Conditional Use Permit and will expand the public safety focus of the facility to include public good. Specifically, we are requesting permission to increase the number of horses kept on the property from 16 to 20, and to Administrative Center, 3000 Xenium Lane North, Plymouth, MN 554414299 Information 763.559.9000 • TTY 763.559.6719 • Fax 763.559.3287 • www.ThreeRiversParks.org City of Medina Page 2 November 10, 2016 erect up to a 9000 square foot Clearspan fabric structure alongside the existing horse barn in order to expand the available arena area for program use. We Can Ride will program from the site in cooperation with Park District to meet the needs of Twin City area children and adults seeking therapeutic riding services and to encourage and expand accessibility to the Park to people with disabilities. The Park District is in support of this change in use and hopes the City will see this as an asset for the community. Yours truly, Boe R. Carlson, Superintendent Three Rivers Park District BRC/Iz WP\Letters-Memos-Notes-Emails-Scans\2016\11-07-16 Ltr, to Medina - Conditional Use Permit Public Safety at Baker ThreeRivers PARK DISTRICT Three Rivers Park District Board of Commissioners Penny Steele District 1 Jennifer DeJournett District 2 Daniel Freeman Vice Chair District 3 John Gunyou Chair District 4 John Gibbs District 5 Steven Antolak Appointed At Large Gene Kay Appointed At Large Boe Carlson Superintendent January 12, 2017 City of Medina City Hall 2052 County Road 24 Medina, MN 55340 Dear Ms. Peterson, --7\ECLEIlVE Jj JAN 1 3 2017 Three Rivers Park District is seeking an amendment to its Conditional Use Permit with the City of Medina for the Public Safety Mounted Patrol facility at Baker Park Reserve (City of Medina Resolution No 93-65). Maintaining a mounted patrol was no longer the best way to provide Public Safety services for the District and the mounted patrol program was discontinued. The Park District is no longer using the horse facilities at Baker's Public Safety building. The purpose of the amendment is to redefine utilization of the existing facilities, constructed to house the horses and staff of the Mounted Patrol at Baker Park Reserve Baker to house the horses and staff of We Can Ride, Inc. (www.wecanride.orq), a 501(c) (3) nonprofit organization that provides programming to individuals with disabilities or special needs though equine assisted activities. Three Rivers Park District was introduced to We Can Ride, Inc. by Hennepin County Administration because the current site of their operation in Minnetonka, at the Hennepin County Home School, will be repurposed by the County. Their lease with Hennepin County expires May 31, 2017. We Can Ride has operated successfully on that site since 1982 (34 years), maintaining a herd of horses averaging around 16 and numbering up to 20, on slightly less grazeable acreage than is available on the Baker Park Reserve mounted patrol site. The Park District has established a partnership with We Can Ride to expand our adaptive programming capabilities, to provide greater access to the Park to people with special needs and/or limited mobility and to provide a site for this valuable and respected program to continue to operate in the Western Twin Cities. There are several areas of overlap in our missions that support this partnership, therefore, effective June 1, 2017; We Can Ride will continue their services at the Baker Park facility in order to meet Administrative Center, 3000 Xenium Lane North, Plymouth, MN 55441-1299 Information 763.559.9000 • TTY 763.559.6719 • Fax 763.559.3287 • www.ThreeRiversParks.org the needs of individuals with disabilities and special needs from this same local community. These activities and therapies have been demonstrated and reported on in peer reviewed medical and scientific literature to improve their participant's physical, emotional and cognitive limitations. We recognize that Baker Park Reserve, as regional park land may exist outside of current zoning districts in the city of Medina, and therefore is not comparable to other zoned districts. Further, we recognize that our request does not align with current ordinances in force for the number of allowable horses per grazeable acre defined for urban/commercial or residential zoned properties in Medina. Reducing the number of horses from 20 would negatively impact the number of clients We Can Ride can serve. We therefore request a deviation from these ordinances and consideration of this amendment based on: • We Can Ride's long term, successful operating history in Minnetonka, on slightly less acreage than would be available at the former Public Safety facilities at Baker Park (see letter of support from Hennepin County); • the plan to utilize not only the former Public Safety facilities but also the horse trails at Baker, expanding the acreage that will be impacted by the horse (see attachment "Hours of Operation, client volume and traffic patterns"; and • the roughly 2000 acres of Park land that surround that facility, which buffers the public from any sights, smells or sounds that may be deemed undesirable by close neighbors. This partnership will not require significant changes to the existing Conditional Use Permit and will expand the facility to include public benefit. Specifically, we are requesting permission to increase the number of horses kept on the property from 16 to a maximum of 20, and to erect a 7800 square foot Clearspan fabric structure alongside the existing horse barn in order to expand the available arena area for program use to meet the volume of our currently served clientele. The existing office building will be reorganized to accommodate the additional We Can Ride staff and clients, and if necessary, officer and their vehicles will be relocated elsewhere in the Park to accommodate the additional We Can Ride staff (see attachment for more detail). We Can Ride will program from the site in cooperation with Park District to meet the needs of Twin City area children and adults seeking equine assisted activities and to encourage and expand accessibility to the Park to people with disabilities. The following attachments are provided to supplement the information contained in the application and this letter: • Checklist • Conditional Use Permit Application and copy of receipt for the conditional use permit fee • Program description -We Can Ride at Baker Park Reserve • Letter of Support from Hennepin County • Aerial pictures of current Minnetonka site to show pasture, paddocks, stable, arena • Response to WSB letter dated 11/23/16 • Response to questions posted in City of Medina memo from Debra Peterson, Associate Planner • Copies of site plan and survey showing wetlands • Architectural drawings of Clearspan structure • Lighting plan " H o u r s o f o p e r a t i o n , c l i e n t v o l u m e a n d t r a f f i c p a t t e r n s " A d d i t i o n a l I n f o r m a t i o n r e l a t e d t o W e C a n R i d e r e l o c a t i o n " M a i l i n g l a b e l s a n d m a p " M a n u r e M a n a g e m e n t P l a n T h e P a r k D i s t r i c t i s i n s u p p o r t o f t h i s c h a n g e i n u s e a n d h o p e s t h e C i t y w i l l s e e t h i s a s a v a l u a b l e a s s e t f o r t h e c o m m u n i t y . Y o u r s t r u l y , B o e R . C a r l s o n , S u p e r i n t e n d e n t T h r e e R i v e r s P a r k D i s t r i c t W P \ L e t t e r s - M e m o s - N o t e s - E m a i l s - S c a n s \ 2 0 1 7 \ 1 . 1 2 . 1 7 L t r . t o M e d i n a - C o n d i t i o n a l U s e P e r m i t P u b l i c S a f e t y a t B a k e r It is the mission of We Can Ride, Inc. to improve the lives of individuals with disabilities or special needs through equine assisted activities. 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O v e r t h e y e a r s , w e h a v e h e l p e d c l i e n t s l e a r n t o w a l k , t a l k , i m - p r o v e s o c i a l s k i l l s , a n d i m p r o v e t h e q u a l i t y o f l i f e . T h e s e p h e - n o m e n a l s t o r i e s h a p p e n d u e t o t h e b o n d o f h o r s e a n d p a r t i c i - p a n t . O u r v i s i o n i s t o m a k e a d i f f e r e n c e i n t h e l i v e s o f c h i l d r e n &