HomeMy Public PortalAbout01-11-2011MEDINA
PLANNING COMMISSION AGENDA
TUESDAY, JANUARY 11, 2011
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 December 14, 2010 Planning Commission minutes
6. Public Hearing - Holy Name of Jesus Church (PID #24-118-23-14-
0011 & 24-118-23-14-0006) requests a Site Plan Review and
Conditional Use Permit to expand their existing cemetery and
construct a columbarium structure.
7. Public Hearing — JJC Hamel LLC (PID #11-118-23-41-0001) at 805
Hamel Road requests a Preliminary Plat and a 10 foot Variance to the
60 foot right-of-way requirements of the Subdivision ordinance to
subdivide the property from one lot into three.
8. Public Hearing — U.S. Home Corporation "Lennar" (PID #12-118-23-
43-0002) requests a Rezoning from PUD2 to R2 for the northern
portion of the Nolan/Holasek property.
9. Election of 2011 Planning Commission Chair
10.Election of 2011 Planning Commission Vice Chair
11.City Council Meeting Schedule
12. Adj ourn
P(7S MD IN CI"I'Y 11A1.1 .JANUARY 7, 2011
MEMORANDUM
TO: Mayor Crosby and Members of the City Council
FROM: Dusty Finke, City Planner; through City Administrator Adams
DATE: December 30, 2010
SUBJ: Planning Department Updates for January 4, 2011 City Council Meeting
Ordinance Updates
A) Driveway setback regulations — during the review of the Lennar project, staff has noted an
inconsistency between the 5 -foot setback in the R-2 zoning district, and the requirement that
driveways be set back 10 feet from property lines. The Planning Commission recommended
that staff consider amendments to the driveway setback requirement.
B) Stormwater/LID Ordinance — Planning staff has been working with Engineering to create a
workplan for this project. Staff believes this ordinance should be the next priority with
regards to ordinance updates and plans to begin work yet this year.
Land Use Application Reviews
A) Holasek/Nolan Lot Split Hunter Drive (north) — Lennar has requested approval of a lot
split to subdivide the property owned by the Nolan family and the property which is
proposed to be part of the proposed Enclave development. Staff is conducting a preliminary
review and if the information is complete, the City Council may review on January 18.
B) Enclave of Medina Subdivision — 3212 Hunter Drive — The Lennar application has been
reviewed by the Planning Commission and by the City Council at the November 8 meeting,
where the Council discussed a number of changes to the plans. City staff has met with the
developer to speak through the direction from the Council and other outstanding issues to be
included in the updated plans. The developer has provided an additional extension and the
project will be reviewed following completion of the lot split.
C) Holy Name Cemetery — The City Council approved resolutions for the lot combination,
CUP/Site Plan, Interim Use Permit and easement vacation over a year ago, but has not
finalized all of the required conditions. The applicant has now requested approval of an
amendment to the previously approved plan. Staff has conducted a preliminary review and
will schedule the request for a Public Hearing with the Planning Commission when the
application is complete, perhaps on January 11.
D) J. Cavanaugh Plat — 805 Hamel Road — Joe Cavanaugh has requested subdivision of his
property into three single-family lots at the southwest corner of Hamel Road and Pinto
Drive. Staff has conducted a preliminary review and determined the application is
incomplete, and the applicant recently submitted additional information. Staff will review
to determine if it is complete and then schedule the request for a Public Hearing with the
Planning Commission, perhaps on January 11.
E) Marx Conservation Design Subdivision — 2700 and 2900 Parkview Drive — Wally Marx
has requested review of a CD-PUD Concept Plan for a subdivision which would allow a
density bonus and flexibility to lot size and setback requirements and place a portion of their
property into Conservation Easements. Staff has conducted a preliminary review and
determined the application is incomplete, and the applicant recently submitted additional
Planning Department Update
Page 1 of 2 January 4, 2011
City Council Meeting
information. Staff will review to determine if it is complete and then schedule the request
for a Public Hearing with the Planning Commission.
F) Pemtom Stage I and Concept Plan — NE of Highway 55 and Arrowhead — Pemtom Land
Company has applied for concept plan review and a Stage I Mixed Use Plan for a proposed
residential development on the Jubert and Cavanaugh parcels north of Highway 55 between
CR116 and Arrowhead Dr. Staff is conducting a preliminary review and if the information
is complete, it will be scheduled for a Public Hearing at the Planning Commission.
G) Wolsfers/Ringer Comp Plan Amendment and Rezoning — 1525 and 1700 Deerhill Road —
The City Council approved a Comprehensive Plan amendment at the December 21 meeting
and staff is working on submitting the amendment for Met Council review. Staff intends to
prepare an ordinance rezoning the property following Met Council approval.
H) Appeal of Administrative Decision — 2590 Keller Road — The City Council adopted a
resolution ordering the removal of the improvements within the right-of-way on February 3.
An agreement related to the improvements will be discussed at the January 4, 2011 City
Council meeting.
1) Hennepin County PUD Amendment — 1600 Prairie Drive — The Council approved the
amended PUD agreement at the October 5th meeting, but Hennepin County did not proceed
with the project prior to the November 18 deadline. Staff has prepared a resolution granting
Final PUD approval for the emergency siren, which was also part of this project, and the
resolution will be discussed at the January 4, 2011 meeting.
J) Bradley Leawood 3rd Addition Plat — 3415 Leawood Drive — the City Council approved a
resolution for preliminary plat on July 6. The applicant has informed the City that they do
not intend to carry through with the subdivision. The preliminary approval will expire on
January 2, 2011 and staff will close this file.
K) Fortuna Farms Plat - 1425 Tamarack Drive — the Council approved the preliminary plat
resolution on November 22, 2010. Staff will await an application for final plat.
L) Hunter Ridge Farm Plat — 1382 Hunter Drive — the Council approved the preliminary plat
resolution on October 19th. Staff will await an application for final plat.
M) Wrangler's Restaurant — 32 Hamel Road — the Council approved resolutions at the July 21
meeting. Staff has been in contact with the applicant regarding recording of the plat and
requirements for submitting building permits. The City Council granted until March 10,
2011 for the applicant to final the plat.
Additional Projects
A) Zoning Enforcement (general) — staff has resolved a complaint and confirmed that boats
were removed from a vacant property in Independence Beach and is following up on
complaints of outside storage of "junk" on Deerhill Road and Comanche Trail.
B) Zoning Enforcement (Hamel Station tree removal) — the City Council approved the
agreement with the developer related to the remediation of the violations of the tree
preservation ordinance and the shoreland overlay district. The applicant reported that
plantings have been installed, and staff attempted to complete a site inspection. The
plantings on -site differed significantly from the remediation plan. Staff continues to await a
list of actual plantings in order to review to see if the substitutions were acceptable. If the
list is not delivered, staff will conduct an inspection in the spring.
Planning Department Update
Page 2 of 2 January 4, 2011
City Council Meeting
1 CITY OF MEDINA PLANNING COMMISSION
2 Draft Meeting Minutes
3 Tuesday, December 14, 2010
4
5 1. Ca11 to Order: Commissioner Victoria Reid called the meeting to order at 7:01 p.m.
6
7 Present: Planning Commissioners Victoria Reid, Robin Reid (arrived at 7:06 p.m.),
8 John Anderson, Kent Williams, and Beth Nielsen.
9
10 Absent: Kathleen Martin, Charles Nolan
11
12 Also Present: City Planner Dusty Finke
13
14 2. Public Comments on items not on the agenda
15
16 No public comments.
17
18 3. Update from City Council proceedings
19
20 Council member Weir presented a report of recent activities and decisions by the City
21 Council.
22
23 4. Planning Department Report
24
25 Finke provided an update of various Planning projects as well as potential
26 applications which may be reviewed at the January meeting.
27
28 5. Approval of November 9, 2010 Planning Commission meeting minutes
29
30 Motion by Anderson, seconded by V. Reid to approve the November 9, 2010
31 minutes with recommended changes. Motion carried unanimously. (Absent: Martin,
32 Nolan)
33
34 6. Discussion: 2011 Planning Commission Goal Setting
35 Finke stated the purpose of the discussion was to review the planning and zoning related
36 ordinances which have been identified by the City for review and to make a
37 recommendation to the City Council on how to prioritize them. He stated that the
38 City had worked on approximately a dozen subjects over the past few years and there
39 were another 13-18 on this list. Finke estimated that it was realistic to believe the
40 City would be able to touch on 7 or 8 subjects during 2011.
41
42 Williams noted that the timeline suggested that a few of the subjects had been discussed
43 previously by the Planning Commission and City Council and inquired if work had
44 been completed on any of the subjects, or if they were all basically starting from
45 scratch. Finke stated that amendments to these ordinances which had been done
46 previously had been narrow in scope so that they are basically back to square one.
1
"
1
2
3 A n d e r s o n i n q u i r e d i f s o m e o f t h e s u b j e c t s c o u l d b e c o m b i n e d a n d r e v i e w e d t o g e t h e r ,
4 s u c h a s s i g n a g e a n d l i g h t i n g . F i n k e r e s p o n d e d t h a t s t a f f h a s a t t e m p t e d t o c o m b i n e a
5 n u m b e r o f t h e s u b j e c t s a n d w o u l d l o o k f o r w a y s t o d o m o r e .
6
7 V . R e i d i n q u i r e d a b o u t t h e S u p r e m e C o u r t c a s e r e l a t e d t o v a r i a n c e s a n d h o w i t i m p a c t s
8 t h e C i t y ' s t i m i n g . F i n k e d e s c r i b e d t h e K r u m m e n a c h e r v . M i n n e t o n k a d e c i s i o n a n d
9 h o w i t d e c r e a s e d t h e d i s c r e t i o n a C i t y h a s t o a p p r o v e a v a r i a n c e . F i n k e s a i d t h a t t h e
1 0 L e a g u e o f M i n n e s o t a C i t i e s i s p l a n n i n g t o l o b b y f o r a c h a n g e i n t h e l a w , w h i c h m e a n s
1 1 t h e C i t y m i g h t n e e d t o c h a n g e t h e l a n g u a g e t o b e c o n s i s t e n t w i t h t h e n e w l a w , a n d
1 2 t h a t i s w h y s t a f f r e c o m m e n d s a r e l a t i v e l o w p r i o r i t y . W i l l i a m s s t a t e d t h a t t h e
1 3 d e c i s i o n b a s i c a l l y s a y s t h a t a v a r i a n c e c a n o n l y b e g r a n t e d i f t h e r e i s n o w a y t o
1 4 r e a s o n a b l y u s e a p r o p e r t y , s o i f t h e r e i s a h o u s e o n a p r o p e r t y t o d a y , t h e r e w o u l d
1 5 r e a l l y b e n o w a y f o r a C i t y t o g r a n t a v a r i a n c e .
1 6
1 7 W e i r s t a t e d t h a t s h e t h o u g h t t h e s i g n o r d i n a n c e h a d j u s t r e c e n t l y b e e n a m e n d e d . F i n k e
1 8 r e s p o n d e d t h a t i t h a d b e e n o v e r f o u r y e a r s , a n d s t a f f h a s n o t i c e d s o m e t h i n g s w o r t h
1 9 r e v i e w i n g d u r i n g t h e i m p l e m e n t a t i o n . H e s t a t e d t h a t m o r e i m p o r t a n t l y , t h e o r d i n a n c e
2 0 w a s b a s e d o n 2 0 0 6 z o n i n g d i s t r i c t s , s o s t a f f w a s c o n c e r n e d t h a t a n a r g u m e n t c o u l d b e
2 1 m a d e a b o u t w h i c h r e g u l a t i o n s a p p l y t o t h e n e w z o n i n g d i s t r i c t s . H e s t a t e d t h a t
2 2 s i g n a g e i s a l w a y s a c o n t r o v e r s i a l i s s u e , a n d i s l i k e l y t o t a k e a l o t o f e f f o r t . F i n k e
2 3 s u g g e s t e d t h a t i t m a y b e p o s s i b l e t o m a k e t h e t e c h n i c a l c l e a n - u p t o a d d t h e n e w
2 4 z o n i n g d i s t r i c t s , a n d p l a c e a l o w e r p r i o r i t y o n t h e p o l i c y q u e s t i o n s . T h e g e n e r a l
2 5 c o n s e n s u s o f t h e C o m m i s s i o n w a s t o p l a c e a h i g h p r i o r i t y o n c l e a n i n g u p t h e z o n i n g
2 6 d i s t r i c t n a m e s .
2 7
2 8 R . R e i d s t a t e d t h a t s h e b e l i e v e d r e g u l a t i o n s o n w i n d a n d s o l a r e n e r g y s h o u l d b e a h i g h
2 9 p r i o r i t y .
3 0
3 1 A n d e r s o n s u g g e s t e d t h a t t h e C o m m i s s i o n s t a r t w i t h s t a f f ' s s i x h i g h e s t p r i o r i t i e s , a n d i f
3 2 t h e c o n s e n s u s i s t h a t t h e C o m m i s s i o n a g r e e s w i t h t h e s e , t o a d d t h e d i s c u s s i o n a b o u t
3 3 l o t f r o n t a g e / f l a g l o t r e g u l a t i o n s a n d a c c e s s o r y d w e l l i n g u n i t s .
3 4
3 5 C o m m i s s i o n e r s d i s c u s s e d w h e t h e r t h e f l a g l o t a n d l o t f r o n t a g e i s s u e w i l l b e c o m p l i c a t e d
3 6 a s i t w a s d u r i n g t h e H u n t e r R i d g e F a r m d i s c u s s i o n . F i n k e s t a t e d t h a t h e b e l i e v e d t h i s
3 7 s u b j e c t w o u l d b e l e s s c o m p l i c a t e d w h e n d i s c u s s e d i n g e n e r a l t e r m s r a t h e r t h a n w i t h i n
3 8 t h e c o n t e x t o f a p a r t i c u l a r p r o p e r t y .
3 9
4 0 T h e g e n e r a l c o n s e n s u s o f t h e C o m m i s s i o n w a s t o r e c o m m e n d t h a t t h e C i t y p l a c e a h i g h
4 1 p r i o r i t y o n t h e f i r s t s i x s u b j e c t s m e n t i o n e d i n t h e s t a f f r e p o r t a n d t o p l a c e l o t
4 2 f r o n t a g e / f l a g l o t r e g u l a t i o n s a n d a c c e s s o r y d w e l l i n g u n i t r e g u l a t i o n s a s a h i g h p r i o r i t y
4 3 a s w e l l .
4 4
4 5
4 6
2
1
2 7. City Council Meeting Schedule
3 December 21 — Williams
4 January 4 — R. Reid
5
6 8. Adiourn
7
8 Motion by V. Reid, seconded by Anderson to adjourn the meeting at 7:55 p.m.
9 Motion carried unanimously. (Absent: Martin, Nolan)
3
AGENDA ITEM: 6_1
MEMORANDUM
TO: Planning Commission
FROM: Dusty Finke, City Planner
DATE: January 5, 2011
MEETING: January 11, 2011 Planning Commission
SUBJ: Holy Name Cemetery — 52 County Road 24— Conditional Use Permit and
Site Plan Review to expand existing cemetery — Public Hearing
Review Deadline
Original Application Received: November 15, 2010
Complete Application Received: December 20, 2010
60 -day Review Deadline: February 18, 2010
Summary of Request
Holy Name of Jesus Church has requested approval of a Conditional Use Permit and Site Plan
Review to expand the existing cemetery at the northeast corner of County Road 24 and Holy
Name Drive onto the property immediately to the east and to construct various improvements
(columbarium structure, roadway, sidewalks, landscaping) to accommodate the expansion.
The City approved of a smaller expansion onto this eastern lot back in 2008, but Holy Name did
not carry through with conditions of approval and has not constructed the improvements. Holy
Name now requests approval of a larger expansion. Because the previous approvals were not
carried through with and no burials have been made on the easterly lot, staff recommends that
the City rescind the previous approval and review this as a "new" application.
The properties are zoned Rural Residential. The existing cemetery is guided for Institutional
uses in the Comprehensive Plan and the eastern lot is guided Rural Residential. Surrounding
uses include rural residential to the north and east, Holy Name Church to the south, and Holy
Name Lake is located to the west. An aerial of the site can be found on the back of this page.
Following is a description of the property and the proposed cemetery expansion:
Existing Cemetery Site: 4.71 acres
Lot to east to be combined: 1.81 acres
Total Proposed Site: 6.52 acres
Existing traditional burial sites: 857
Proposed traditional burial sites: 544
Proposed in -ground baby graves: 102
Proposed in -ground cremation sites: 64
Proposed woodland cremation niches: 100
Proposed columbaria cremation niches: 364
Total proposed new sites 1174
Total burial sites upon build -out: 2031
Holy Name Cemetery Page 1 of 6 January 11, 2011
Conditional Use Permit and Site Plan Review Planning Commission Meeting
Conditional Use Permit Standards for Cemeteries
A Cemetery is an allowed Conditional Use within the Rural Residential zoning district, subject
to a number of standards. These standards are described in Attachment 1, and staff recommends
a number of conditions consistent with the standards. Two of these subjects (parking and
circulation; landscaping and screening) are discussed more specifically below.
Parking and Circulation
The applicant proposes to construct the new portion of the access road 20 feet in width, but to
leave the existing portion of the access road at its current width, approximately 14-16 feet. The
applicant does not propose to construct any parking as part of the cemetery expansion. The new
access is proposed approximately 2 feet from the eastern property boundary. Staff recommends
a condition to move this access in order to meet the 10 -foot setback required for driveways.
A significant amount of parking exists at Holy Name Church, located across County Road 24,
and staff believes a good opportunity exists to utilize shared parking. At the same time, staff has
some concern about parking and circulation on the plans. Staff believes it will take a concerted
effort by Holy Name to encourage use of the parking lot across County Road 24, because it is
approximately a '/2 mile round-trip walk from the parking lot to the eastern portion of the
cemetery.
Staff does not recommend requiring additional parking at this time, although several conditions
on this matter are recommended. Staff recommends a condition that allows the City to require
construction of a paved parking area if the City has future concerns related to parking, circulation
or emergency access to the cemetery parcel, or if a parking agreement with the property across
the street is not in place. Sufficient proof -of -parking space exists to the south of the access drive,
or the access drive could be widened to allow for more effective parallel parking.
Landscaping and Screening
The applicant proposes to plant 13 White Pines and a mix of 14 deciduous trees throughout the
expansion area, and to preserve 2 existing deciduous trees and 13 coniferous trees. The cemetery
CUP standards do not include specific requirements for the number of plantings, but for the sake
of comparison, commercial development requires 1 overstory tree per 50 feet of site perimeter
and 1 ornamental tree per 100 feet of site perimeter. The expansion area of the cemetery has a
perimeter of 1200 feet (24 overstory + 12 ornamental trees).
Currently, the cemetery is well screened from adjacent residential uses, but it should be noted
that a large number of these trees adjacent to the existing cemetery are actually located on
neighboring parcels. On the other hand, most of the existing coniferous trees around the
proposed expansion area are located on Holy Name's property.
Staff does not recommend additional deciduous trees, but does recommend that the species of
coniferous trees be diversified and that they be located in a way which maximizes the screening.
LID Review/Sustainability
The applicant's requests to leave the existing access drive at its existing width and not to add
additional parking to the cemetery site would reduce the amount of hardcover added to the site.
Holy Name Cemetery Page 3 of 6 January 11, 2011
Conditional Use Permit and Site Plan Review Planning Commission Meeting
Additionally, staff recommends a condition that the applicant install stormwater improvements to
account for the additional hardcover.
Stormwater/Wetlands/Floodplains
There is a wetland on the existing cemetery site, and no impacts are proposed. A conditional use
permit such as this triggers a 20 -foot average upland buffer in the City's Wetland Protection
ordinance for the area downgradient from construction. There are no floodplains identified on
the property. The project increases hardcover on the property, so staff recommends a condition
that the applicant install stormwater improvements consistent with the City Surface Water
Management Plan. Holy Name has indicated that they will meet City stormwater requirements,
but did not want to complete a design until the City decided if it would support the existing
access drive to remain 14-16 feet in width. Staff believes there is adequate space to
accommodate the required improvements.
The applicant's geotechnical engineer found a high water table in the area located lower in
topography on the site. The applicant has proposed using watertight burial vault for these
locations. Staff recommends requiring the applicant to provide additional geotechnical
information related to potential measures which should be utilized where burials are within the
water table to prevent groundwater forces from heaving burial vaults upwards.
Fire Marshal/Building Official Considerations
The primary comment from the Building Official related to emergency access to the site when a
large event is underway on the site. The Building Official recommended that the access drive be
a minimum of 20 -feet in width across the entire site. The applicant has proposed 20 -feet for the
new portion, with a "turnaround" to serve emergency vehicles.
Police Considerations
The primary comment from the Police Chief related to traffic control for funeral processions.
Staff recommends a condition requiring that the applicant provide traffic control for large
processions or other larger events.
Conditional Use Permit Findings
According to Section 825.39, "in granting a conditional use permit, the [City] shall
consider...the effect of the proposed use upon the health, safety, morals, and general welfare of
occupants or surrounding lands. Among other things, the [City] shall consider the following:
• 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.
• 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.
• That adequate utilities, access roads, drainage and other necessary facilities have been or are being
provided.
• That adequate measures have been or will be taken to provide sufficient off-street parking and loading
space to serve the proposed use.
• 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.
Holy Name Cemetery Page 4 of 6
January 11, 2011
Conditional Use Permit and Site Plan Review Planning Commission Meeting
" T h e u s e , i n t h e o p i n i o n o f t h e C i t y C o u n c i l , i s r e a s o n a b l y r e l a t e d t o t h e o v e r a l l n e e d s o f t h e C i t y a n d t o t h e
e x i s t i n g l a n d u s e .
" T h e u s e i s c o n s i s t e n t w i t h t h e p u r p o s e s o f t h e z o n i n g c o d e a n d t h e p u r p o s e s o f t h e z o n i n g d i s t r i c t i n w h i c h
t h e a p p l i c a n t i n t e n d s t o l o c a t e t h e p r o p o s e d u s e .
" T h e u s e i s n o t i n c o n f l i c t w i t h t h e p o l i c i e s p l a n o f t h e C i t y .
" T h e u s e w i l l n o t c a u s e t r a f f i c h a z a r d o r c o n g e s t i o n .
" E x i s t i n g b u s i n e s s e s n e a r b y w i l l n o t b e a d v e r s e l y a f f e c t e d b y i n t r u s i o n o f n o i s e , g l a r e o r g e n e r a l
u n s i g h t l i n e s s .
" T h e d e v e l o p e r s h a l l s u b m i t a t i m e s c h e d u l e f o r c o m p l e t i o n o f t h e p r o j e c t .
" T h e d e v e l o p e r s h a l l p r o v i d e p r o o f o f o w n e r s h i p o f t h e p r o p e r t y t o t h e Z o n i n g O f f i c e r . "
S t a f f b e l i e v e s t h a t w i t h t h e c o n d i t i o n s n o t e d b e l o w , t h e C U P F i n d i n g s a r e m e t .
S i t e P l a n R e v i e w F i n d i n g s
A c c o r d i n g t o S e c t i o n 8 2 5 . 5 6 t h e C i t y " s h a l l r e v i e w t h e p r o p o s e d s i t e p l a n t o d e t e r m i n e w h e t h e r
i t i s c o n s i s t e n t w i t h t h e r e q u i r e m e n t s o f t h i s o r d i n a n c e , i n c l u d i n g t h e a p p l i c a b l e d e v e l o p m e n t
s t a n d a r d s a n d t h e p u r p o s e o f t h e z o n i n g d i s t r i c t i n w h i c h t h e p r o p e r t y i s l o c a t e d . " S t a f f a l s o
b e l i e v e s w i t h t h e c o n d i t i o n s n o t e d b e l o w , t h e r e q u e s t i s c o n s i s t e n t w i t h C i t y r e g u l a t i o n s .
S t a f f R e c o m m e n d a t i o n
S t a f f r e c o m m e n d s a p p r o v a l o f t h e S i t e P l a n R e v i e w a n d C o n d i t i o n a l U s e P e r m i t s u b j e c t t o t h e
f o l l o w i n g c o n d i t i o n s :
1 ) T h e c o n d i t i o n a l u s e p e r m i t a n d s i t e p l a n r e v i e w a p p r o v a l s h a l l b e c o n t i n g e n t o n a p p r o v a l o f
t h e l o t c o m b i n a t i o n a p p r o v e d b y t h e C i t y u n d e r r e s o l u t i o n 2 0 0 9 - 3 0 .
2 ) I m p r o v e m e n t s s h a l l b e c o n s t r u c t e d a n d b u r i a l s l o c a t e d a s d e s c r i b e d i n t h e p l a n s r e c e i v e d b y
t h e C i t y o n D e c e m b e r 2 0 , 2 0 1 0 , e x c e p t a s m o d i f i e d i n t h i s r e s o l u t i o n .
3 ) T h e a p p l i c a n t s h a l l e n t e r i n t o a d e v e l o p m e n t a g r e e m e n t w i t h t h e C i t y r e l a t e d t o t h e
i m p r o v e m e n t s d e s c r i b e d h e r e i n .
4 ) T h e a p p l i c a n t s h a l l s u b m i t s t o r m w a t e r p l a n s w i t h t h e C i t y ' s S u r f a c e W a t e r M a n a g e m e n t
P l a n f o r r e v i e w b y t h e C i t y E n g i n e e r . T h e a p p l i c a n t s h a l l i n s t a l l n e c e s s a r y i m p r o v e m e n t s .
5 ) A l l b u r i a l s a n d c r e m a t i o n n i c h e s s h a l l b e a m i n i m u m o f 5 0 - f e e t f r o m a l l p r o p e r t y l i n e s .
M o n u m e n t s a n d m a r k e r s s h a l l b e c o n s t r u c t e d o f n a t u r a l s t o n e , b u t n o m o n u m e n t o r m a r k e r
s h a l l b e c o n s t r u c t e d o f l i m e s t o n e , s a n d s t o n e o r a n y o t h e r t y p e o f s t o n e t h a t w i l l n o t m a i n t a i n
r e l a t i v e p e r m a n e n c y .
6 ) T h e n e w a c c e s s r o a d s h a l l b e r e l o c a t e d i n o r d e r t o m e e t t h e 1 0 - f o o t s e t b a c k r e q u i r e d f o r
d r i v e w a y s .
7 ) T h e b a s e o f t h e a c c e s s d r i v e , s t o r m w a t e r i m p r o v e m e n t s , a n d a l l l a n d s c a p i n g a n d u p l a n d
b u f f e r s s h a l l b e i n s t a l l e d p r i o r t o a n y b u r i a l s o c c u r r i n g i n t h e e x p a n d e d c e m e t e r y .
8 ) T h e n e w a c c e s s d r i v e s h a l l b e d e s i g n e d a n d i n s t a l l e d t o a s t a n d a r d a c c e p t a b l e t o t h e C i t y
E n g i n e e r a n d F i r e M a r s h a l . T h e a c c e s s d r i v e s h a l l b e p a v e d w i t h i n t w o y e a r s o f i n s t a l l a t i o n
o f t h e b a s e o f t h e n e w p o r t i o n o f t h e a c c e s s d r i v e .
9 ) T h e a c c e s s d r i v e s h a l l b e s i g n e d a s o n e - w a y , w i t h t h e d i r e c t i o n t o b e d e t e r m i n e d b y t h e C i t y
i n c o n s u l t a t i o n w i t h H e n n e p i n C o u n t y .
1 0 ) N o p a r k i n g s i g n s s h a l l b e i n s t a l l e d o n o n e s i d e o f t h e a c c e s s d r i v e . A d d i t i o n a l l y , p a r k i n g
s h a l l b e p r o h i b i t e d o n b o t h s i d e s o f t h e a c c e s s d r i v e a t c e r t a i n l o c a t i o n s d e t e r m i n e d b y C i t y
s t a f f t o a l l o w a d e q u a t e e m e r g e n c y v e h i c l e a c c e s s . T h e a p p l i c a n t s h a l l i n s t a l l " N o P a r k i n g "
s i g n a g e a s a p p r o v e d b y t h e C i t y .
H o l y N a m e C e m e t e r y P a g e 5 o f 6 J a n u a r y 1 1 , 2 0 1 1
C o n d i t i o n a l U s e P e r m i t a n d S i t e P l a n R e v i e w P l a n n i n g C o m m i s s i o n M e e t i n g
11) The applicant shall provide traffic control for large processions or other larger events.
Specific traffic control plans may be required at the discretion of the Police Chief.
12) The applicant shall be required to actively encourage parking on the Holy Name Church site
for burials and other large events.
13) Cemetery parking shall not be permitted on public streets.
14) The applicant shall identify proof -of -parking locations on the cemetery site. In the event
parking, circulation and emergency access to the cemetery parcel become a concern, or if a
parking agreement with the property across the street is not in place, the City may require
the applicant to construct some or all of the proof -of -parking.
15) The path along the east and north of the cemetery expansion shall not be utilized by
motorized vehicles with the exception of maintenance vehicles, hearses, or vehicles carrying
persons with mobility limitations or disabilities. Gates and signage shall be installed to limit
other vehicular usage. The path shall be one-way with "Do Not Enter" signage installed at
the western end.
16) The applicant shall update the landscaping plan, to be approved by City staff, in order to
diversify the proposed plant species and to locate plantings to provide the best screening.
17) In locations of high water table (generally locations where the existing grade is lower than
1001), the applicant shall install burial vaults specifically designed for such conditions.
18) The applicant shall install an upland buffer downgradient from proposed construction with
an average width of 20 feet along with required signage consistent with Section 828.43 of
the City Code.
19) The cemetery shall continue to be operated in compliance with the requirements of
Minnesota Statutes, Chapters 306 or 307 and the cemetery shall continue to provide
sufficient maintenance and perpetual care funds as required by Minnesota Statutes, Chapters
306 or 307.
20) The applicant shall address the comments of the City Engineer comments dated 12-29-2010
and the Building Official comments dated 12-23-2010.
21) The applicant shall obtain necessary permits from the City, Minnehaha Creek Watershed,
Hennepin County, Minnesota Pollution Control Agency and any other relevant agency prior
to commencing construction activity on the property.
22) The applicant shall pay to the City a fee in an amount sufficient to reimburse the City for the
cost of reviewing the site plan and conditional review and other relevant documents.
Attachments
1. CUP Standards for cemeteries
2. City Engineer comments dated 12-29-2010
3. Fire Marshal/Building Official comments dated 12-23-2010
4. Applicant Narrative
5. Plans received by the City on 12-20-2010
Holy Name Cemetery Page 6 of 6
January 11, 2011
Conditional Use Permit and Site Plan Review Planning Commission Meeting
Attachment 1 - CUP Standards
Conditional Use Permit Standards for Cemteries:
(i) maximum lot area of ten acres;
The proposed site after being combined is 6.52 acres.
(ii) located with direct access to a collector or arterial roadway as identified in the comprehensive plan;
County Road 24 is an A -Minor Arterial and Holy Name Drive is a Minor Collector.
(iii) all roadways within the cemetery must be paved and 20 feet wide unless the city determines that a wider
road is necessary for public safety;
The applicant proposes to construct the new portion of the access drive 20 feet in width, but requests
that the existing drive be allowed to remain its current width (14-16). The applicant also requests a
deferral of the paving requirement of the roadway for a few years in order to allow the new road to
settle and also to raise funds for the paving. Please see discussion below on Parking and Circulation
for more information.
(iv) direct views from all adjoining residential parcels must be screened by appropriate means;
The applicant proposes to supplement the existing screening with 13 additional White Pine trees.
(v) all burial sites must be set back the greater of the following distances from all property lines. Identified
future burial sites within existing cemeteries which are on file with the city prior to December 31, 2007 shall not
be subject to this setback requirement:
(1) a distance equal to the structure setbacks that are required by the applicable zoning district; or (2) 20 feet.
The required setback in the Rural Residential district is 50 feet, and all proposed burial sites abide by
this requirement.
(vi) buildings, parking areas, mausoleums, columbariums and upright grave markers that exceed 24 inches in
height must be set back a minimum of 50 feet from all property lines;
The columbaria structure is more than 170' from property lines; All proposed gravesites are greater
than 50 feet from property lines and are proposed to be at -grade.
(vii) all improvements, including grave sites, must be set back a minimum of 50 feet from all wetlands;
The closest improvements to the wetland are the in -ground baby graves, which are more than 65 feet
from the delineated edge of the wetland.
(viii) established and operated in compliance with the requirements of Minnesota Statutes, Chapters 306 or 307,
as amended;
Holy Name states that they abide by relevant State Statutes and will continue to do so.
(ix) sufficient maintenance and perpetual care funds as required by Minnesota Statutes Chapters 306 or 307 shall
be established;
Holy Name states that they abide by relevant State Statutes and will continue to do so.
(x) landscaping shall include overstory trees and be designed to promote a parklike setting;
The applicant proposes to plant 13 White Pines and a mix of 14 deciduous trees throughout the
expansion area. Please see discussion below on Landscaping for more information.
(xi) monuments or markers within a cemetery shall be placed as shown on the cemetery's master plan or as
directed by the city;
Staff recommends a condition on the resolution formalizing this requirement.
(xii) mausoleums shall not exceed 15 feet in height and monuments shall not exceed 10 feet in height, with
height measured as it is for buildings;
The proposed columbaria structure is 12'10" in height (measured to midpoint of roof) and all
monuments in the cemetery expansion are proposed to be flush with the ground.
(xiii) monuments and markers shall be constructed of natural stone, but no monument or marker shall be
constructed of limestone, sandstone or any other type of stone that will not maintain relative permanency;
Staff recommends a condition on the resolution formalizing this requirement.
(xiv) monuments and markers shall be structurally sound and be placed upon foundations of solid masonry at a
depth and size so as to assure no settling or movement of the marker or monument;
The applicant has submitted specifications showing that each headstone will include a foundation, the
depth of which varies with the stone marker.
(xv) concrete aprons at least four inches in width that are level with the ground shall be placed around
monuments and be affixed to them so as to prevent grass, weeds or other vegetation from growing in between
the monuments and aprons;
The applicant has submitted specification showing adequate aprons.
(xvi) a site plan acceptable to the city council must be submitted and reviewed under the city's site plan
ordinance;
The applicant has requested Site Plan Review approval simultaneously with the CUP.
(xvii) a master plan for the build -out of the property which includes the number and location of all burial lots;
the phasing of selling/filling the burial lots; the assigned numbers for the burial lots; descriptions and locations
of any other improvements to be located on the property; and a description of the cemetery's records retention
system must be submitted and approved by
the city council;
The proposed expansion does not include a "phasing" plan, and all lots will be for sale upon approval.
The applicant will likely only construct 1 or 2 columbaria until they begin to lack capacity.
(xviii) ground water tests shall be performed prior to city council approval in order to determine high water
tables and any springs located on the site;
The applicant submitted ground water information which has been reviewed by the City Engineer, who
drew attention to a high water table. The burials on the south end of the expansion area are likely to
run into ground water. The applicant has proposed "water -tight" burial vaults in these areas, but the
City Engineer has raised concern that these vaults need to be weighted appropriately so as not to be
heaved upwards from groundwater pressure. Staff recommends that the applicant provide geotechnical
information before the application is reviewed by the City Council.
(xix) the city council may require a transportation plan that includes traffic management for burials, funerals and
burial site visits;
Staff has recommended a few conditions related to traffic management.
(xx) the city council may require an environmental assessment of the proposed use;
Staff does not recommend requiring an environmental assessment for the expansion.
(xxi) in addition to the requirements set forth in this provision, the city council may require compliance with any
other conditions, restrictions or limitations regarding the type, location, size, material, number, the manner of
placement and installation, and removal of monuments, markers, mausoleums, columbariums and plantings that
are permitted within the cemetery it deems to be reasonably necessary to protect the residential character of the
neighborhood.
Staff has recommended a number of conditions to limit potential impacts.
(xxii) the city council may require compliance with any other conditions, restrictions or limitations it deems to
be reasonably necessary to protect the residential character of the neighborhood.
Staff has recommended a number of conditions to limit potential impacts.
Attachment 2 - Engineering Comments
December 29, 2010
Dusty Finke
Planner
City of Medina
2052 County Road 24
Medina, MN 55340-9790
Re: L-10-064
Holy Name of Jesus Cemetery
City of Medina
Bonestroo File No.: 000190-10000-1
Dear Dusty,.
We have reviewed the proposed plans for the cemetery expansion at Holy Name of Jesus
Cemetery at 52 County Road 24. The plans are dated 12-20-10. We have the following
comments with regards to engineering matters.
• The plans should be submitted to Hennepin County for review and approval.
2335 Highway 36 W
St. Paul, MN 55113
Tel 651-636-4600
Fax 651-636-1311
www.bonestroo.com
Bonestroo
• The project proposes to add approximately 7,452 square feet of impervious area. To
be in line with Medina's Local Surface Water Management Plan, the project must not
increase peak stormwater runoff rates, maintain existing stormwater runoff volumes,
and reduce the phosphorus loadings generated by the project's disturbed areas by
20%. Design information and calculations should be submitted to show compliance
with the plan.
• Soil boring B2 indicates that the water table elevation is approximately 996 at the
center of the traditional grave area. This is inline with the pond water elevation at
995-996. The submitted information indicates that graves will be six feet deep. The
Geotechnical Exploration Program Section 4.5 recommends a minimum of five feet of
separation from the burial vault to the groundwater. This would mean that a
significant number of grave sites at or below the 1002 surface elevation would be
within the water table. Grave sites below the 1007 contour would not meet the
minimum recommended water table separation. Additional information should be
submitted detailing design considerations and operations relative to the water table
separation issue.
• It is our understanding that the road within the cemetery will be initially constructed
with a gravel surface. This road would then be paved at a future date. We
recommend that the city establish a deadline for paving the roadway and obtaining a
financial guarantee for 150% of the construction cost or $34,000. This assumes
approximately 875 feet of road, 20 feet wide, bituminous thickness of 3 inches, and
the cost of bituminous at $65/tn.
" D e t a i l s s h o u l d b e p r o v i d e d f o r t h e i n - g r o u n d c r e m a t i o n g r a v e s .
" A l l c o m m e n t s f r o m J o h n S m y t h ' s W e t l a n d C o n s e r v a t i o n A c t a n d M e d i n a C o d e r e v i e w
m e m o d a t e d 1 1 - 1 9 - 1 0 s t i l l a p p l y t o t h i s s u b m i t t a l .
I f y o u h a v e a n y q u e s t i o n s p l e a s e f e e l f r e e t o c o n t a c t m e a t ( 6 5 1 ) 6 0 4 - 4 8 9 4 o r b y e m a i l a t
d a r r e n . a m u n d s e n @ t b o n e s t r o o . c o m .
S i n c e r e l y ,
B O N E S T R O O
D a r r e n A m u n d s e n
C c : T o m K e l l o g g
D e b P e t e r s o n - D u f r e s n e
Memorandum sit Bonestroo
To: Dusty Finke
Project: Holy Name of Jesus Cemetery
Date: 11/19/2010
From: John Smyth Client: City or Medina
Re: Wetland Conservation Act and Medina Wetland Code Review
File No: 190-10-000
Remarks:
WETLAND CONSERVATION ACT REVIEW
There is one wetland located within the property. The wetland delineation was
approved on July 2, 2009. The project as proposed does not impact the existing
wetland and will not require a Wetland Conservation Act permit.
MEDINA WETLAND CODE REVIEW
The proposed site improvements trigger the requirements of Section 828.43.
(Wetlands Conservation) of the City Code. This Section of the code should be
reviewed by the applicant to confirm compliance. The memo provides a summary of
requirements from the code. There is one wetland located on the property and it is
classified as a Manage 2 which requires a 25 foot wide upland buffer zone around the
wetland.
Buffer Condition and Requirements
Currently within the area of the required upland buffer turf grass and a gravel road
exist. According to Subpd.8. iii turf grass is not acceptable within the upland buffer
and will need to be removed and replaced with native vegetation. The wetland code
and City may allow the gravel road to remain within the upland buffer if the applicant
can demonstrate the buffer can be expanded along other portions of the wetland to
meet the overall acres required with a 25 foot buffer. This will need to be
demonstrated on the survey as discussed later in this memo.
The applicant will need to provide a Management/Landscaping plan that includes the
following:
1. Method of removing the turf grass and establishing native
vegetation in upland buffer area. (MN BWSR Web Site —
Publication: "Restoring & Managing Native Wetland and Upland
Vegetation" source for options).
2. Species proposed to be seeded or planted in the upland buffer.
According to the wetland code the seed mix or plant layout must
have a minimum of four species of native grasses and five species
of native forbs and a cover crop. The seed mix shall consist of at
least fifteen pounds of pure live seed (PLS) per acre and the
cover crop shall be at least twenty pounds per acre. If planting is
2335 Highway 36 W
St. Paul, MN 55113
Tel 651.636-4600
Fax 651-636-1311
www.bonestroo.com
proposed, spacing between plants shall not exceed three feet
unless otherwise approved by the city engineer.
3. Detailed specifications that describe sequencing, scheduling,
materials installation and maintenance execution for the removal
of weeds from the upland buffer.
Survey and Conservation Easement Requirements
The upland buffer location is required to be shown on the site plan or certificate of
survey. A legal description for the upslope edge of the buffer will need to be
submitted with a conservation easement granted to the city by the applicant in a form
provided by the city.
Upland Buffer Markers
The applicant must place markers at the upslope edge of the upland buffer at least
every two hundred fifty feet, subject to City approval. The applicant must show the
location of the signage on a plan (landscape or grading) for City approval. The
applicant is responsible for the cost of obtaining and installing markers. The City will
provide sign dimensions, specifications, verbiage, and artwork.
Recommendations
It is recommended that the items required by the city wetland code and summarized
in this memo are addressed prior to approval.
Page2of2
METRO WEST INSPECTION SERVICES, INC.
Loren Kohnen, Pres.
December 23, 2010
TO: Debra Peterson -Dufresne
Planning Assistant
FROM: Loren Kohnen
RE: Holy Name Cemetery Improvements
52 County Road 24
Medina, Minnesota
CUP AMENDMENT AND SITE PLAN
Attachment 3: Fire Marshal/
Building Official comments
Mtrowst76@aol.com
The columbarium building and access to it, must meet —State Building
Code.
The continued use of the existing well and non -potable water must
comply with the State Well Code and Plumbing Code.
The abandonment of the septic tank and drainfield must meet M.P.C.A.
Rule 7080.
On the new proposed. 20' road, parking will only be permitted on
one side. Signage must be provided at 75' intervals.
No Parking will be permitted on the 10' path on the East and North.
Parking could be a problem at the time of a burial.
LK:Jg
Box 248, Loretto, Minnesota 55357
Narrative: November 8, 2010
REQUESTS ASSOCIATED WITH THE
PROPOSED IMPROVEMENTS TO
HOLY NAME OF JESUS CEMETERY - MEDINA, MN
PROJECT OVERVIEW
Holy Name. of Jesus Cemetery received approval for Phase 1 of its proposed expansion and site
improvements in 2009. This included approval of the Phase 1 Site Plan, Lot Combination,
Conditional Use Permit, Interim Use Permit, and an Easement Vacation. As part of that
conditional use permit, the Church was authorized to expand the cemetery with conventional
burial lots and a wooded pathway cremation burial area. The existing home on the site has
now been vacated and the Church is proposing to proceed with Phase 2 of the cemetery
development.
The proposed Phase 2 involves the removal of the existing house and dog kennel, as well as the
creation of a columbarium area for cremation burials with overhead shelter, and the
construction of a new cemetery drive that will serve the new expansion area. These site
improvements will provide an additional variety of interment options for the cemetery.
The following describes the various requests associated with the proposed Phase 2
development. •
REQUEST FOR APPROVAL OF A CONDITIONAL USE PERMIT
The subject property is in the Suburban Residential (SR) Zoning District. Cemeteries are a
conditional use in the zoning district. The proposed expansion is consistent with the provisions
for cemeteries as described in 825.39 of the City Code. The following summarizes key aspects
of the proposed cemetery expansion as it relates to the requested conditional use permit:
Phasing Plan
Refer to Sheet L2, dated 08/03/10 for a general illustration of the proposed Phase 2 plan.
Description of Phase 2 Cemetery Improvements
The major features of the proposed Phase 2 cemetery improvements are described as follows:
Cremation Area
A cremation area is proposed that will include a shelter structure and space for up to four (4)
columbaria. It is envisioned that each columbarium will provide approximately 128 niche
spaces. One or two columbarium units will be constructed first and then the others will be
added as the need for more space occurs. The octagonal shelter will be approximately 30' in
diameter and approximately 15' in height. The concrete gathering space under the shelter is
36' in diameter and will be accessed from 8' wide concrete walks that connect to the cemetery
drive.
Holy Name of Jesus Cemetery Expansion — November 8, 2010 Page 1 of 3
Cemetery Drive
A new cemetery drive will be constructed to serve the expanded cemetery. The east entrance
that previously served as the driveway to the residence will be improved for the new cemetery
drive. The new drive is proposed to be 16' wide and surfaced with gravel to be consistent with
the existing cemetery drive. Although we understand that City standards recommend a paved
roadway of 20' width, we believe that a narrower gravel drive will adequately meet all of the
cemetery needs and be much more environmentally friendly. As part of this improvement, the
existing drive from County Road 24 will be removed and the landscape restored. The new drive
will improve access and provide additional space for funeral procession vehicles.
House Demolition
The existing residence, that is currently vacant, will be demolished and the landscape restored.
As part of this work, the well will provide non -potable water to the existing garage, and the
septic system will be removed. The existing dog kennel will also be removed, as will a majority
of the existing bituminous driveway as the need for conventional burials grows. After which,
only a portion of bituminous paving outside the existing garage will remain.
Path
A new path is proposed around the east and north sides of the cemetery to provide better
access for pedestrians, maintenance vehicles, handicapped vehicles and, occasionally hearses,
when needed for burials along the north side. The path is proposed to be 10' wide gravel.
Holy Name ofJesus Catholic Church keeps detailed cemetery records (including maps) of the
ownership and existing burials in the cemetery.
Landscaping
The proposed cemetery expansion is screened by the existing wooded areas to the north, east,
and west: In addition, the Church will provide a significant amount of additional landscape
plantings along the north and east property lines adjacent to the proposed expansion, as well
as along the proposed new gravel road (see Sheet L4: Planting Plan, prepared by Sanders
Wacker Bergly, Inc., dated 09/16/10).
Soil Borings, Ground Water, and Grading
Holy Name of Jesus Catholic Church had Stork Twin City Testing Corporation conduct a
geotechnical exploration of the site relating to the proposed Phase 1 and Phase 2 development
of the cemetery. The soils and water level in the Phase 1 and Phase 2 areas are suitable for the
proposed site improvements. For additional information, refer to the Geotechnical Exploration
Program prepared by Stork Twin City Testing Corporation, dated October 16, 2008.
The existing grades associated with the proposed Phase 2 development will require some
alteration. Most notably the extension of the existing gravel road to the existing Co. Rd. 24
drive entrance on the new development property, and a gravel maintenance pathway around
the eastern and northern site periphery. The gravel surfacing of the existing cemetery gravel
drive entrance to County Road No. 24 will be removed and replaced with topsoil, and will be
seeded to retain a more picturesque appearance. Minimal grading will be required for the
Holy Name ofJesus Cemetery Expansion — November 8, 2010 Page 2 of 3
Cremation Feature Area (see Sheet L3: Grading Plan, prepared by Sanders Wacker Bergly, Inc.,
dated 09/16/10).
Compliance with Minnesota Statute, Chapter 307
The cemetery has been established, is operated, and has sufficient maintenance and perpetual
care funds in accordance with Minnesota Statutes, Chapter 307: Private Cemeteries.
REQUEST FOR SITE PLAN APPROVAL OF PHASE 2
The proposed site improvements for Phase 2 involve the creation of additional conventional
burial lots, cremation burial lots, a feature cremation / columbarium area, and burial lots for
babies. The following describes the Phase 2 improvements in more detail.
Conventional and Cremation Burials
Pursuant to Section 826.98, Subd. 2, (d) of the City Code, all proposed conventional and burials
will be at least fifty (50) feet from the property lines and they will meet or exceed the minimum
setback requirements for buildings in the district: 35 -foot front yard, 15 -foot side yard, and 40 -
foot rear yard. The existing house will be demolished, its foundation removed, and the void will
be filled with a quality blended and structured soil backfill. The existing well will provide non -
potable water to the existing garage, and the existing septic tank associated with the existing
house will be removed completely. The dog kennel and any associated fencing, paving, and
footings will be removed. The in -ground baby graves, in -ground cremation graves, and
conventional burial lots will have flush (as opposed to upright) markers.
Wetland Delineation
In the fall of 2008, Holy Name of Jesus Catholic Church hired Kjolhaug Environmental Services
Company to delineate wetlands on the site. The delineated wetlands are shown on the
Topographic Survey prepared by Otto and Associates, dated 12/02/08. The proposed work
associated with the Phase 2 development will be outside the required wetland setbacks.
Storm Water
Due to the limited increase of impervious coverage associated with the proposed Phase 2
development additional drainage and ponding requirements do not seem necessary at this
time.
Tree Preservation
The Phase 2 development will preserve the existing trees on the site. Careful grading, and tree
protection measures will allow the grading to have minimal impact upon existing trees.
Holy Name of Jesus Cemetery Expansion — November 8, 2010 Page 3 of 3
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6" Metal Pipe
95.55
7001.07
I
91
Inv. = 996.82
Inv. = 994.79
Crete PL'd
22
X 10?VfX10.75
Grovel Rood
16" S
40 Berry
raingge
DELINEATED
WETLAND
4-14" Box
Utilit Easement
fro is ±41.
50070;2"W
36. 0
Edge of Woods
X1 64 X 1014
'13"E 196.10/ 1011.03
Iron is ±26.6' East
of Edge of Woods
• 5.00Drainoge and I
Utility Easement
10.77
07.00
f oo•s 007.
1006.72
X 000,45
24" Ash
4" Maple,• } `�
" Colton
99819 •
999.33 N89'4LH !01
an�1 ez X
Edge of Bituminous 1002.42
CO TY ROAD NO. 24
ON
r
l
0
El
denotes power pole
denotes cots box
denotes water meter
denotes h*tlddont
denotes telephone box
denotes electric box
denotes existing water main
donates Contours
-1028-- denotes Drainage & UtAity Easement
per the plot of Holy Nome Church
�+y ( S denotes Tree sap
denotes Conifer Sop
1002.29
24' C.M.P.
denotes pk set
O denotes power pole
998.56
998.47
Mople
12" Sp. e
/ 5.00
Drainage and
tillty Easement
40" Oak
X1 753
X 1011.27
1011.97
•
X 5.00 -4.-
Drainoge and 4.-
\07.83 Utility Easerent
X 1013.39
✓7013.93
S 9%40.33"W 20201
1014
X1012 '
101326
X 10X1.40
1012.35 X 1012.25
1011,7 _ + 4• :'s"
1010.62 B1T
. 010.89
I \OF JE US �
---- X1002.65/
SEP77C TANK I
I AS LOCATED 7
N X 998.90
X998.29 EN.'
X9.9.8.1S
36" Cottonwood
36" Cottp nwooil
r i
X 998.52
HI
ALP. X 998.89
i
X597.62
998.06
36 Cot • gwood
/^1 9a. 8 t9G 998.08
( \X 997.01 X\99 76
I
\I
} X 99 .44
9L�776
-1002
1002.55
X 998.94
7enchmark:
RI? Spike
N.W. Face PP
JElev.= 1001.69
X 928 LS Electric Box
X 999.01
`N 1002.98
)b03.53
S8940'33"W 20201
1000.2\X
X 1015
Edge of Woods
Iron on Tree Li e
1015.54
0
14.65
7014.49
1012.91
Retal
1013.95
88
l
/008i94�
gefell6 X 'W '0,O
057521 2 'op
�0.00�
�( �qi e
lop3 r1ond ty
II Epsemen
36
1004.56
1002.09
4 7n
0 West
ANA,
(713082-4727
�
W90CIAT1i8 Foe (7631000-3522
Web lifflw
www.ottoassookfrlt ten
TT°
Eoyltrws midland S r roroir, Ma
Topographic Survey on Lot 1, Block
2, Holy Name Church and the West
202.00 feet of the East 404.00
feet of the South 431.20 feet of
the Southeast Quorter of the
Northeast Quarter of Section 24,
Township 118, Range 23, Hennepin
County, Minnesota
SANDERS
WACKER
BERGLY
INC.
LANDSCAPE ARCHITECTS & PLANNERS
385 East Kellogg Blvd.
Saint Paul, MN 55101
Phone: (651) 221-0401
Fa:a (651) 297-6817
www.swbInc.com
HOLY NAME OF
JESUS
CEMETERY
MEDINA, MINNESOTA
DEC 2 0 2010
I hereby certify that this plan.
specification, or report woe prepared by
me or under my drecl supervision and
thot I am a duly licensed Landscape
Architect under the laws of the State of
Minnesota.
Signature
Dote:
Reg. Number.
Project Number. 0617
Drown By: GAJ/MWL
Original Issue Dote; 06/23/10
Revision: Date: Description:
SURVEY
SHEET:
Li
24" aARp.
\o
NORTH
Tree Line
�__--1014_ /
X- _ = �,�� — N8758O3"W 340.68
._._x`� S' —RUC—` �`��:?
5.00 Drainage • d Uti y `
Eosement per the plat of
HOLY NAAj�HURCH
dE a of Grove Site
-h7ity E saE menf f^
14" Spruce
6" Metal Plpe
Inv. = 996.82
Inv. = 994.79
Concreted
Spruce 8" Spruce
0' 15' 30' 60'
DRAINAGE & UTIUT SEM
Grovel Rood
DELINEATED
WETLAND
EXISTING
POND
16" Spruce 4-14" Box
4" ,D Berry
roing9e
NEXT PHASE
5.00 Drainage
Utility
24" Ash
Edge of Bituminous
Edge of Woods
N89 X17'13"€ 19610
'PS TURE
COL
6TRUU _.
14" Lim
TY ,GOAD NO.24
COIN
24" CAP.
•
7
/ 4 S89'40'33"W 202.01
RAVEL SURFACE
To E i E1IOVEP
AND RE -SEEDED
CHAIN GATEN
BenchmZvrk:
RR Spike
N.W. Face PP
JElev.= 1001.69
Electric Box
S89'40'33"W 202.01
Edge of Woods
Iron on Tree Li e
1012:1;
Dc18T.
HOUSE
TO !SE
Rq'IOVED
jtr
o
SEPTIC
N TANK
NTO isEEXIST,
RgMOYED
1 2 '00
Drat e
and 'ty
EQsemen \
SANDERS
WACKER
BERGLY
INC.
LANDSCAPE ARCHITECTS k PLANNERS
3S5 Eaet Kellogg DIM.
Solnt Paul, MN 55101
Phone: (651) 221-0401
Faro (851) 297-8817
www.swbina.cam
HOLY NAME OF
JESUS
CEMETERY
MEDINA, MINNESOTA
QUANTITIES
544 TRADITIONAL GRAVES
102 IN-GRotIND BABY GRAVES
100 WOODLAND NICHES
64 IN -GROUND CREMATION
384 CREMATION NICHES
IN FEATURE COLUM6ARIUM
U94 NEXT PHASE INTERMENTS
I hereby certify that this plan,
specification, or report was prepared by
me or under my direct supervision and
that I am a duly licensed Landscape
Architect under the lows of the State of
Minnesota.
Signature
Date:
Reg. Number:
Project Number: 0617
Drawn 85 /AWL
Original Issue Date: 08/30/10
Revision:
Date:
Description,
12/20/1E
NEVIS. PER CITY REQ'S
NEM PINASE
SHEET:
1,2
rn
v'
0
I
ei
0
0
i
3
NI
0
0.
z
F
0
z
a
o
<vso
N
1.4
11 '
zo
Z
10
66 99
24' M.P.Q
Tree Line
Edge of Woods
N89 t7'_'F�19g,,
012.58 `�� 1014`
X-'---',-- - ,_ N87o8'03"W 340.68
5.00 Drainage .nd U it y
Easement per the plot of
HOLY NA CHURCH
5.01 Drainage
Utlllty
.77
X 1007.00 1
5.00 olnage and / /
t1Ilty semen t �7 O/ / /
49 Line
/ � 1008.1 � `X 7 :: .
?\\ r%� ->E101 Site
x IOX11 Sjd0.75 \
\ dE ge of Grave Site
" \ (\ \, r0/D\ X1011.67 / / X1
1 Sp a o0� �- X/00/29 / >.,y,..002 47-
Etfg 9f 8i taus ------ 1 X 1 9 X 1006.84 7 /
\ 00
v\ ��
Spru' �G 1006.OZ� J �� /
J X 1003. X 1000.86
4" ace
/''---
NORM
I3' 30' 60'
�� X10172 40- X 1001.16
"'eft -Spruce
rofl\age tU pity E sa�ernen#�_ -
O" ce
le C. 976
14" Spruce
S 55'38"W
\
GRADING PLAN
6" Metal Pipe
95.55
7007.07
Inv. = 996.82
0
Inv. = 994.79
22
... 91 _" TY - ROAD N0.24 24" C.M.P.
C��N
DRA1NAAt '&4URL]T
16" s ruse r++.t
4" Berry l� l�
Easement 4" Maple _ rain a
002.59 1002.29
X 998.34
X 1000.45
24" Ash
4-14" Box
7002:-.14. Edge of tumfnous 1002.42
/
PROPOSED NEW
vEL ROAD
X 100•.64 X1010,94
-1002-
002.55
X 1013.39
1013.93
S9'40'33"W 202.01
X 998.52
1000.0
5" CAR. X 998.89 '10
TO REMAIN\ SILT
FENCE
,9c 998.08 \\
�EaRAVE■L SUI PAF\
TO ISE- MOVED \ X 998.94
X ANa ti�E-SEEDED
SILT
PENCE
X 99
`u
\•
7. Flenchmbrk:
RR Spike
N.W. Face PP
.44 JElev.= 1001.69
Electric Box
X999.01
1002.98
X 998.18
103.53
1004.78
S89'40'33"W 202.01
012.25
X 1015
Edge of Woods
Iron on Tree L' e
1015.54
l0 -r,
1/014.65
1014.49
1013.95
010.89
i0-)78
1004.56
68
N
- O\
2.36
1002.09
htg0�,04�y Q
f1479
3' Mitt LENGTH POST
AT A' MAX. PAC
-- U -SHAPED CLIPS
GEOIEXILE FABWC WITH
WIRE MESH
NATURALw0 S11LH TAMPED
' MIN.
SILT FENCE
NOT TO SCALE
V..cpy
SANDERS
WACKER
BERGLY
HNC.
LANDSCAPE ARCHITECTS & PLANNERS
365 East Kellogg Blvd.
Saint Paul. MN 55101
Phone: (651) 221-0401
Fax: (851) 297-6817
www.ewbinc.com
HOLY NAME OF
JESUS
CEMETERY
MEDINA, MINNESOTA
SURFACE CALCULATIONS
EXISTING CONDITION (Sq. Ft)
2602m POND AREA
181831 IMPERVIOUS SURFACE
238.e33 PERylaye, 6URPACE
264304 totAL 9UM-/-ACE AREA
PROPOSED SITE (Sq. Ft.)
26b20 pONt" AREA
26,303 IMPERVIOUS SURFACE
231381 PERVIOUS SURFACE
264304 TOTAL. SUR'PACE AREA
I hereby certify that this plan.
specification, or report was prepared by
me or under my direct supervision and
that I om a duly licensed Landscape
Archltect under the laws of the State of
Minnesota.
Signoture
Date: Reg. Number:
Project Number 0617
Drown By. MML
Original Issue Date: 08/30/10
Revision: Dote. Description:
1 12/20/1C REVIS. PER CITY RED'S
GRADING PLAN
SHEET:
L3
Tree Line
5,00 Drainage .nd U it ty
Easement per the plot of
HOLY NAIW CHURCH
5.00 ! ainage and
tility sement
Yree, Line
c9 21's -Spruce
\\.,..10 + arar age 'Tidily Ease ent ---
18' a : 14" Spruce DRAINAGE & UTIUTASE-MEN
1
Inv. = 996.82
S 55'38"W
\
24' CMP.
NORTH
0' 15' 30' 60'
PLANTING PLAN
6" Meta/ Pipe
1
inv. = 994.79
Concrett d
16" S ruce
4" Berry
DEUN£ATED
WETLAND
4-14" Box
5.00 Drainage
utility
24" Ash
TY /ROAD NO. 24
r.OUN ..�
LEGEND
0
EXISTING DECIDUOUS TREES
EXISTING CONIFEROUS TREES
PROPOSED CONIFEROUS TREES
PROPOSED DECIDUOUS TREES
PLANT SCI-1EDULE
QTY.
COMMON NAME
l3OTANICAL NAME
SIZE
COMMENTS
THREES
2
AMERICAN LNDISN
TIlla anericana
2 /2' B.B.
6E0 PLAN
4
HACKBFJR2Y
Celtle occldentalls
2112' B.B.
SEE PLAN
4
AUTtY'N BLAZE MAPLE
Aces x Dauananll 'Jaffaered
2 1/2' BB.
6EE FLAN
2
BUR OAK
Ouercue nauocarpa
2 V2' B.B.
6EE PLAN
2
SWAMP IU11TE OAK
QM' bicolor
2 I/2' B8.
SEE PLAN
13
WHITE PPE
Plnue etrobue
T B9.
SEE PLAN
OMB
11=
III` P6EELANTINGSPEC. SOIL,
JJ Edge of Woods
9'13"€196hl0
12" Spruce
�•'� 36`iA�.�Coti'i
PROPOSED TREE
AS PER SCHEDULE
4' LAYER OF SHREDDED
HARDUiOOD BARK MULCH
(AFTER SETTLEMENT/
PLACE TO FORM
SAUCER - 4' DIAM
POLYMER EDGING
FINISH GRADE
1 REMOVE TOP 1/3 OF BURLAP
- I FROM ROOT MALL
I —1002
HACKeERR"
f — ' ITE
PINE
589 40'33"W ! . 01
tRICAN
L INaEN
SWAMP
8enchmbrk OAK
RR Spike
N.W. Face PP
JElev.= 1001.69
Electric Box
589'40'33"W
202.01
Edge of Woods
Iron on Tree Life
Z.T.0
El.
23..
0
WHITE
PINE
RICAN
NIZ?EN
0
SUR
OAK
WHITE
,PINE
oa,
\..„0.o\
NOTES.
PROVIDE AND INSTALL PLANT MATERIALS THAT MEET SPECIFICATIONS AND ARE OF
THE SIZE TYPE, AND SPECIES GIVEN IN PLANT &CFEDULE.
REMOVE DEAD OR DAMAGED BRANCHES. RETAIN THE NATURAL PORI OF THE TREE
OR SHRUB,
DO NOT CUT THE LEADER
IN CASE OF ANY DISCREPANCIES BETWEEN THIS DETAIL, PLANS OF SPECIFICATIONS,
THE SPECIFICATION SHALL GOVERN.
TREE 4 61-11R1.15 PLANTING DETAIL
R
SANDERS
WACKER
BERGLY
INC.
LANDSCAPE ARCHITECTS & PLANNERS
365 East Kellogg Blvd.
Saint Paul. NN 55101
Phone? (651) 221-0401
Fax: (651) 297-6817
www.swbinc.com
-4OLY NAME QF
JESUS
CEMETERY
MEDINA, MINNESOTA
I hereby certify that this plan,
specification, or report was prepared by
me or under my direct supervision and
that I am a day Ikensed Landscape
Architect under the lows of the State of
Minnesota.
Signature
Date:
Reg. Number:
Project Number. 0617
Drawn By. MNL
Original Issue Date: 09/16/10
Revision:
Date:
Description:
12/20/10
REVIS. PER CITY REQ'S
PANTING
PLAN
SHEET:
L4
siNGLE GRAVE MARKER
(26' x 14' TYPICAL)
a •
4' WIDE CAST CONCRETE
MOW -STRIP EDGING
WITH TOPSOIL
STONE BURIAL MARKERS
ELEVATION
SURFACE
I"EO CLASSICAL. OCTAGON
28' STANDARD SIZE
UNDER PERMITER BEAM
UAUU.POL IGORCOM
CREMATION SHELTER
DOUBLE GRAVE MARKER
f62' x 14' TYPICAL)
0' 2' 4' S'
ELEVATION
GRAVE- a(
,f-3' VAULT /
\ /
PLAN VIEW
UJATER TABLE IDEPTI-4
///—BURIAL MARKER
INSTALLED HUSH WITH TOPSOIL
11
L
SECTION VIEW
M
•r-
SEALED COMO,
BURIAL VAULT
BURIAL. CASKET
0' 2' 4' S'
POLISHED GRANITE COLUP ARIUM CABRNET
PLAN VIEW
ELEVATION
POLISHED GRANITE NICHE FACE
96 NICHE COLUMBARIUM UNIT
SANDERS
WACKER
BERGLY
INC.
LANDSCAPE ARCHITECTS & PLANNERS
365 East Kellogg Blvd.
Sont Paul, JAN 55101
Phone: (651) 221-0401
Fax: (851) 297-6817
www.swbinc.com
HOLY NAME OF
JESUS
CEMETERY
MEDINA, MINNESOTA
I hereby certify that this plan.
specification. or report woo prepared by
me or under my drect supervision and
that I am a duly licensed Landscape
Architect under the laws of the State of
Minnesota.
Signature
Dote:
Reg. Number.
Project Number. 0617
Drown By. Mt4L
Orlgnal Issue Dote: 12/20/10
Revialon: Date: Description:
STRUCTURE 1 STONE
DETAILS 1 SPECS.
SHEET:
L5
NORTHWEST ASSOCIATE ONSUL,TANT`S, IN
4800 Olson Memorial Highway, Suite 202, Golden Valley, M N 55422
Telephone: 763.231 .2555 Facsimile: 763.231 .2561 planners@nacplanning.com
PLANNING REPORT
TO: Medina Planning Commission
FROM: Nate Sparks / Steve Grittman
DATE: January 6, 2011
MEETING DATE: January 11, 2011
RE: Medina — 805 Hamel Rd Preliminary Plat with ROW Variance
CITY FILE: L-10-063
BACKGROUND
JJC Hamel LLC has made an application for a three lot subdivision at 805 Hamel Road.
The site is located at the southwest corner of the intersection of Hamel Road and Pinto
Drive. The property is 0.69 acres in size (30,091 square feet) and is currently occupied
by one single family house.
EXISTING SITE CONDITIONS
As mentioned, the existing site is about 30,000 square feet in area and is occupied by a
single family house, garage, and shed. The site is currently accessed by two driveways
to Hamel Road and the property also has a driveway on Pinto. The applicant intends to
remove all of the current buildings to grade the site. There are also 29 trees identified
on the site survey, mostly in the southwest corner of the subject site. Sewer utilities are
available to the site from Hamel Road, and water lines are available from both Hamel
Road and Pinto Drive.
PROPOSED PLAT
The applicant is proposing to divide the property into three parcels:
Lot
Width
Length
Area
Access
Lot 1
65/60
150
9395
Hamel Rd
Lot 2
76
118/121
9096
Pinto Dr
Lot 3
74
121/123
9042
Pinto Dr
Each of the three parcels are over 9000 square feet in area and have minimum front lot
widths varying between 65 and 76 feet. The lot depths vary between 115 and 150 feet.
Due to being a corner lot, Lot 2 will have a smaller buildable area after deducting
setbacks than the other two lots. It will have a pad about 60 x 35 feet. This appears to
be sufficient to meet the City's housing standards in Section 828.65 stating the
minimum width of a house must be 24 feet. The driveway access for Lot 2 will need to
be off of Pinto Drive and is depicted on the plan as being 30 feet from the northern lot
line. The City's driveway standards in Section 400.11 state that the driveway must be
50 feet from the corner or as far "as reasonably practical". It may be appropriate to put
the driveway on the southern side of the house rather than the north.
As noted above, the parcels are all over 9000 square feet in area. If it is assumed that
a house occupies approximately 1040 square feet, along with a garage of approximately
660 square feet and a driveway of 900 square feet, the parcels will have slightly over
2500 square feet of impervious surfaces, which would be less than 30% of lot coverage.
ZONING / COMPREHENSIVE PLAN
The Comprehensive Plan designates the subject site for a Medium Density Residential
Land Use. This requires a minimum of 3.5 units per acre and a maximum of 6.99 units
per acre. The proposed division is for 3 units on 0.69 acres or 1 unit for every 0.23
acres, which equates to over 4 units per acre.
The site is zoned UR, Urban Residential. The minimum lot width for single family
detached housing is 60 feet with a depth of 100 feet. The minimum lot size is 9000
square feet. According to the applicant's submittals, these standards are being
exceeded.
The setbacks are 30 feet from the right-of-way and rear and 10 feet from the side lot
lines. The proposed building pads, taking into consideration required setbacks, appear
to be sufficient to fit a house and garage meeting the minimum standards. Building
permits will only be issued for houses that meet all zoning standards.
STREETS / SIDEWALKS / TRAILS
The subject site's property lines currently extend into the Hamel Road right-of-way.
Therefore, right-of-way dedication is required. According to the City Engineer, 33 feet is
sufficient to satisfy this requirement.
Pinto Drive was originally dedicated as a half right-of-way of 33 feet when the properties
to the east developed. City regulations require 60 -feet of right-of-way, but the
applicants propose 50 -feet in width. Due to the fact that the existing road is located
within the existing 33 feet of right-of-way, the limited amount of utilities located in this
roadway and its lower classification, the City Engineer did not oppose 50 feet rather
than the typical local road minimum of 60 feet. However, the City Engineer would not
2
r
recommend any less right-of-way. Due to these unique circumstances, staff believes it
would be possible for the Planning Commission and City Council to justify a right-of-way
width variance. It should be noted that if the full 60 -foot right-of-way were required,
there would not be enough area remaining to create three 9,000 square foot lots.
The Subdivision Ordinance requires sidewalks in residential areas when connecting
neighborhoods to commercial areas or when connecting to existing sidewalks or trails.
In this area, the City's Trail Plan has indentified the Hamel Road corridor as a
"Moderately Low" priority trail section. The Park Commission should review this
proposed plat against the Trail Plan and make a recommendation. It would appear that
the appropriate place for a trail or sidewalk would be on the northern side of Hamel
Road, due to existing infrastructure locations.
GRADING / DRAINAGE / EASEMENTS
The City Engineer has reviewed this proposal and has several comments regarding
grading and drainage. All comments made by the City Engineer must be satisfied prior
to the acceptance of a final plat. In order to help sufficiently meet the stormwater runoff
goals, the applicant is proposing a rain garden in the southwest corner of Lot 1. The
Engineer's Office is requesting additional information on phosphorus loading and rain
garden pipe storage, as well as a modification of the soils in the rain garden. The
engineer is also requesting a slight modification to the grading plan to better move water
towards the rain garden. Additionally, the City Engineer is recommending that the
applicant work with adjacent property owners to install improvements so that water
discharged from the rain garden will not need to run overland before reaching Elm
Creek.
Drainage and utility easements will need to be provided at the perimeter of every parcel
in the subdivision. Ten feet in the front and rear and five feet on the sides is customary.
In this instance the City may wish to consider a larger side easement on the western
property line of Lot 1 and an easement over the rain garden to ensure access and
proper maintenance.
UTILITIES
Sewer is available to the site from Hamel Road. This would result in Lot 3 requiring an
easement from Lot 2 in order to provide a sewer service. The service line to Lot 3 will
need to be placed in an easement. If the easement utilized is the front perimeter
easement, it will need to be extended to perhaps 20 feet in width or another dimension
as recommended by the City Engineer.
The elevations of Lot 3 will not allow for a gravity service to connect to the sewer line.
The applicant will need to work with the City Engineer to make an acceptable
arrangement. If a pump is required, the pump should be in an easement. It may be
appropriate to have a covenant recorded requiring maintenance of the pump be the
responsibility of the property owner of Lot 3 and also to require notification of new
property owners of this requirement.
TREE PRESERVATION / LANDSCAPING
As mentioned previously, there are 29 significant trees on the site. The tree
preservation ordinance states that on development sites up to 1 acre in size, 15% of the
trees may be removed as part of the initial site development. The applicant is depicted
6 trees to be removed on the grading plan, which is 20%. Two if the trees to be
removed are box elder trees, which may be exempted as stated by Section 828.41
Subd. 5. If exempted, the tree removal would be only 14% and would be acceptable.
The applicant needs to revise the grading plan to show the required tree preservation
methods being utilized. Grading is proposed very close to several trees on the grading
plan and may be unlikely to survive. Staff recommends that the plans be updated to
show the appropriate tree preservation methods (such as protective fencing), and that
replacement trees may be necessary if some trees cannot be preserved.
The property is located adjacent to a major collector, as identified in the City's
Comprehensive Plan. When adjacent to a collector road, a buffer yard is typically
required to offer relief to properties in such a situation. The applicant is proposing to
place 8'-6" tall spruce trees in this area for this purpose. The applicant must specify the
exact type of tree on the plan to ensure it is of an approved species.
PARK DEDICATION
The subject property is not identified as the primary site in an active park study area.
Therefore, it would appear the subdivision will not be expected to make dedication of
parkland but rather cash -in -lieu based on 8% of the fair market value of the property.
Any cash -in -lieu amount will be prorated to credit 1/3rd of the value for the existing
homestead. The Park Commission will need to review the plat and make a formal
recommendation on parkland dedication and review possible trail connections.
PUBLIC COMMENT RECEIVED
After notices were sent to neighboring property owners, the City received an email
correspondence from one property owner. This email is attached.
RECOMMENDATION
In the case of all subdivisions, the Planning Commission and City Council shall deny
approval of a preliminary plat based on the following findings:
(a) That the proposed subdivision is in conflict with the general and specific plans of
the City.
4
(b) That the physical characteristics of this site, including but not limited to
topography, vegetation, soils, susceptibility to flooding, water storage, drainage
and retention, are such that the site is not suitable for the type of development or
use contemplated.
(c) That the site is not physically suitable for the proposed density of development or
does not meet minimum lot size standards.
(d) That the design of the subdivision or the proposed improvements are likely to
cause substantial environmental damage.
(e) That the design of the subdivision or the type of improvements are likely to cause
serious public health problems.
(f) That the design of the subdivision or the type of improvements will conflict with
public or private streets, easements or right-of-way.
Based on the applicant's submittal the above conditions do not appear to be present for
the proposed plat. Therefore, staff recommends approval with the following conditions:
1. All comments by the City Engineer regarding grading and drainage shall be
satisfied prior to City Council review.
2. Perimeter drainage and utility easements shall be provided.
3. A drainage and utility easement shall be placed over the rain garden with
sufficient access.
4. An easement shall be provided for the sewer service for Lot 3 and any other
devices necessary for the proper function of this service. Property owners shall be
notified of their responsibilities towards this service.
5. The applicant shall provide plans to show how water from the rain garden outlet
will be conveyed without negatively impacting adjacent properties.
6. Tree species shall be specified for the buffer yard plantings along Hamel Road.
7. The grading plan shall be revised to incorporate the proper tree preservation
methods. Any additional trees lost shall require sufficient replacement.
8. The driveway for Lot 2 shall be moved as far south as possible or deemed
necessary by the City Engineer and Public Works Superintendent.
9. The recommendations of the Park Commission shall be incorporated into this
approval with regards to Park Dedication.
10. A final grading plan and preliminary plat shall be provided incorporating all
required amendments.
N
11. Due to the existing location of Pinto Drive and reduced utility needs for Pinto
Drive, the right-of-way dedication required may be lessened to bring the right-of-way
width to 50 feet.
12. The owners shall meet the requirements of the City Attorney with regards to title
issues and recording procedures.
13. The applicant shall pay to the City a fee in an amount sufficient to reimburse the
City for the cost of reviewing the preliminary plat and other relevant documents.
14. The applicant must file for final plat approval within 180 days of the preliminary
plat approval or the preliminary plat is null and void.
Attached:
1. Site Location Map
2. Letter from City Engineer
3. Public Comment Received: email from Karen Fobes
4. Applicant's Preliminary Plat/Grading Plan
cc: Dusty Finke
Debra Peterson -Dufresne
Tom Kellogg
Ron Batty
6
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December 22, 2010
Dusty Finke
Planner
City of Medina
2052 County Road 24
Medina, MN 55340-9790
Re: L-10-063
805 Hamel Road -updated
City of Medina
Bonestroo File No.: 000190-10000-1
Dear Dusty,
2335 Highway 36 W
St. Paul, MN 55113
Tel 651-636-4600
Fax 651-636-1311
www.bonestroo.com
Bonestroo
We have reviewed the revised Preliminary Plat and the grading plan for the proposed lot
subdivision at 805 Hamel Road. We have the following comments with regards to engineering
matters.
• A 10' perimeter drainage and utility easement should be provided along the south lot line
of the subdivision.
• A more defined berm/swale must be developed along the south lot line to convey runoff
to the rain garden.
• Consideration should be given to working with the neighbors to the south and to the
west in obtaining a drainage easement along their common lot line to provide for a piped
rain garden outlet.
• The proposed elevations of Lot 3 do not allow for a gravity sewer service to connect to
the existing sewer on Hamel Road. A sewer service easement should be obtained for Lot
3 from Lot 2. We have no objections for this sewer service to be located in the same
area as the city drainage and utility easement; this easement would be above and
beyond the typical city drainage and utility easement.
• A typical cross-section for the rain garden showing its underdrain system should be
provided.
• Additional right of way should be requested for Pinto Drive. The existing right of way is
33 feet and the minimum standard width is 50 feet.
• See the attached memo dated 12-21-10 from Jesse Carlson regarding stormwater runoff
comments.
• This project will need to comply with Medina's Local Surface Water Management Plan.
Design and calculation information will need to be submitted for the following.
o Stormwater runoff volumes, must not be increased - typically a 2 -inch rainfall
event is used as the basis for this analysis.
o Phosphorus loadings must be reduced 20% over the existing loading.
1
At this point, there has not been enough information submitted to determine if this lot split can
comply with Medina's Local Surface Water Management Plan. If you have any questions please
feel free to contact me at (651) 604-4894.
Sincerely,
BONESTROO
Darren Amundsen
Cc: Tom Kellogg
Dusty Finke
Nate Sparks
Memorandum #Bonestroo
To: Darren Amundsen Project: JJC Hamel LLC
Date: 12/21/10
From: Jesse Carlson Client: City of Medina
Re: Stormwater Review
2335 Highway 36 W
St. Paul, MN 55113
Tel 651-636-4600
Fax 651-636-131.1
File No:190-10000-1 www.bonestroo.com
Remarks:
This memo summarizes the stormwater review of JJC Hamel, LLC in Medina, Minnesota for
compliance with the goals and polices of the City of Medina Local Surface Water Management
Plan (LSWMP). Management of stormwater is proposed to be completed through a series of
drainage swales and a raingarden at the southwest corner of the site.
The applicant provided the following with the submittal:
• Grading plans
• • Stormwater calculations for existing conditions and proposed conditions
Comments/ Recommendations
1. The City of Medina LSWMP requires that future peak rates of discharge from new
development and redevelopment not exceed pre -development peak rates of discharge
for the 1-yr, 2-yr, 10-yr, and 100-yr, 24 -hr storm event. The submittal includes the runoff
rates for the 2-yr, 10-yr, and 100-yr, 24 -hr storm for the existing and proposed runoff
conditions and the following is the summary of those results.
2 -Year
(cfs)
10 -Year
(cfs)
100 -Year
(cfs)
Existing
0.97
2.34
4.36
Proposed
0.7
1.94
3.51
The applicant has demonstrated that the raingarden will be sufficient to
reduce the runoff rates for the proposed conditions.
2. The City of Medina LSWMP identifies that sites maintain the existing runoff volumes to
the extent practical during redevelopment. We request the applicant demonstrate
that the raingarden provides below pipe storage to capture the runoff volume
for a 2 -inch rainfall event when comparing the existing and proposed runoff
conditions. The submittal shall factor in the infiltration capacity of the soil and
design depth so that the raingarden will drawdown within 48 hours. The
installation of a draintile may be necessary on sites with HSG C and D soils.
3. The City of Medina LSWMP requires that phosphorous loadings be reduced by 20% over
current conditions. We request that the applicant demonstrate that the
phosphorus loadings be reduced by 20% over current conditions.
4. The notes on the plans indicate that a homogenous mixture of 50-60% sand, 20-30%
top soil, and 20-30% organic leaf compost be used to produce a soil medium with a high
infiltration/filtration capacity. In the raingarden we recommend that the 20-30%
topsoil be removed from the mixture because it may limit the infiltration
capacity of the soil.
805 Hamel Road Page 1 of 1
Dusty Finke
From: Fobes, Karen (KL) [KLFobes@dow.com]
Sent: Wednesday, January 05, 2011 12:20 PM
To: Dusty Finke
Subject: 805 Hamel Road
Dusty,
I am writing in regard to the proposed development at 805 Hamel Road. Of course my husband and I
are not thrilled about the proposed development. We will lose our privacy. We lived in Brooklyn Park and
Crystal before, where you might not expect as much privacy. The design of splitting these lots leaves
little privacy. We had more privacy in Brooklyn Park and Crystal, then we will have with this
development. This is not what I expected from Medina, as I have always thought of it as country. We
have always seen information that Medina wanted to preserve the area, so we were very surprised to see
splitting one lot into three.
The privacy issues stems from three houses being put up in instead of one. If they were one story
houses, or did not extend to overlook our back yard it would not be as bad. The other privacy issue is all
the trees that will be cut down. I know the drawing only includes the trees that are not within the 10 foot
boundary. There are many trees in the boundary and vines that climb them to give privacy on the side of
our yard. Currently the big trees in the back hide the current house well for the back yard. I can not plant
trees in my side yard, or in the back yard by the section where these houses would go. There is not
enough room for trees to be planted there.
If this project is approved to proceed then I would want a 6' fence put up by the builder. I am assuming 6'
is the maximum height.
The other issue is the proposed development map shows the drainage would go directly behind the three
lots. Being our lot is lower we would receive all of the water if nothing is done to keep it out. There will
not be any land left on the split lot to absorb any water. We do not want the drainage to end up on our
property.
Thanks for an opportunity to voice our opinion.
Regards,
Karen Fobes
Phone: 763-478-8745
1/6/2011
0
N110.+.+
PRELIMINARY PLAT AND
CERTIFICATE OF SURVEY FOR
JJC'HAMELLLC
IN THE NE 114 OF THE SE 1/4 OF SEC" 11-118-23
HENNEPIN COUNTY, MINNESOTA
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VICINITY MAP
30 60
120
SCALE IN FEET
P H COL TON JR &
P K COL TON
CENTERLINE OF ROCKFORD ROAD' -
LEGAL DESCRIPTION OF PREMISES SURVEYED:
That part of the East 200 feet of the East Half of the Southeast Quarter of
Section 11, Township 118, Range 23, lying Southerly of the Rockford Road
and Northerly of a line &awn parallel to and distant 183 feet Southerly of
and measured at right angles from the center line of the Rockford Road.
This survey shows the boundaries of the above described property, and the
location of an existing house, garage, and shed thereon, and the existing
topography of said property. It does not purport to show any other improve-
ments or encroachments.
• : Iron marker found
O : Iron marker set
--990-- : existing contour line, mean sea level datum
Bearings shown are based upon an assumed datum
TOTAL AREA = 30,089 +- S.F.
PROPERTY IS ZONED U R
NOTE: ALL EXISTING BUILDINGS
ARE TO BE REMOVED
DATA FILESn0J085n0-200110261 DRAWING DEC 2E, 2010.0
DESIGNED
DRAWN
PR
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REVISION
DATE
DESCRIPTION
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OWNER AND SUBDIVIDER
JJC HAMEL, LCC
CIO JOE CAVANAUGH
275 LAKEVIEW ROAD
MEDINA, MN 55391
/2-29-/0
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EAST LINE OF EAST HALF,
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PAULAIOGYLAN
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Drainige and utility easements shown thus:
5
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Being 10 feet in width and adjoining lot lines, and
being 10 feet in width and adjoining right of way
lines as shown on the plat.
GRONBERG & ASSOCIATES, INC.
CONSULTING ENGINEERS, LAND SURVEYORS, SITE PLANNERS
445 NORTH WILLOW DRIVE, LONG LAKE, MN. 55356
952-4734141
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1 HEREBY CERTIFY T THIS PLAN, SPECIFICATION, OR REPORT
WAS PREPARED BY M OR UNDERMY DIRECT SUPERVISION AND
THAT 1 AM A DULY LICENSED PROFESSIONAL ENGINEER AND LAND
SURVEYOR UNDER THE LAWS OF THE STATE OF MINNESOTA.
DATE jZ'% �
SCALE
1"-=30'
DATE
10-12-10.
MN LICENSE NUMBER /27f
JOB NO.
10-261
10-261
GRADING PLAN FOR
JJCHAMELLLC
IN THE NE 1/4 OF THE SE 1/4 OF SEC. 11-118-23
HENNEPIN COUNTY, MINNESOTA
VICINITY MAP
Planting Plan
A diversity of plant species must be planted to allow for best survivability. Plants that are tolerant
of both wet weather and drought must be used. The plants listed below are adapted to the site
conditions. Therefore the following are acceptable choices:
P H COL TON JR &
P K COL TON
CENTERLINE OF ROCKFORD ROAD'
Trees and shrubs
Scientific Name
Amorpha fruticosa
Aronia melanocarpa
Betula nigra
Cephalanthus ocddentalis
Comus racemosa
Comus sericea
Quercus bicolor
Salix discolor
Salix exigua
Spiraea alba
Forbs and Feats
Scientific Name
Aster lanceolatum (simplex)
Aster lucidulus
Aster puniceus
Equisetum fluviatile
Euthanmia graminifolia
Helenium autumnale
laatris pychnostachya
Lobelia siphlifica
Monarda fistulosa
Pycnanthemum virginianum
Vemonia fasciculate
Veronicastrum virginicum
Common Name
Indigo bush
Black chokeberry
River birch
Buttonbush
GraRed-osier dogwood
dogwooddo
Swamp white oak
Pussy willow
Sandbar willow
Meadowsweet
Grasses, Sedges and Rushes
Common Name
Panicle aster
Swamp aster
Rgd-stemmed aster
Horsetail
Grass -leaved goldenrod
Sneezeweed
Prairie blazingstar
Blue lobelia
Wild bergamot
Mountain mint
Ironweed
Culver's root
Scientific Name Common Name
Andropogon gerardii
Bromus ciliatus
Carex bebbii
Carex vulpinoidea
Elymus virginicus
Panicum virgatum
Spartina pectinata
Big bluestem
Fringed brome
Bebb's sedge
Fox sedge
Virginia wild rye
Switchgrass
Prairie cord grass
x "DATAREsi1a esn4,o l@$l� .. DE�m"10.4
REVISIONS
DATE BY
REMARKS
DESIGNED
/> tD/.✓ro /A.vr /. ot✓
DRAWN
CHECKED
Soils lnfomiation
A well -blended, homogenous mixture of 50-60% sand: 20-30% top soil; and 20-30% organic
leaf compost is necessary to produce a soil medium with a high infiltration/filtration capacity.
Sand - provide clean sand, free of deleterious materials. AASHTO M-6 or ASTM
C-33 with grain size of 0.02"-0.04".
Top Soil - sandy loam, loamy sand, or loam texture per USDA textural triangle with
less than 5% clay content.
Organic Leaf Compost- (MnDOT grade 2)
The minimum depth of the prepared soil is 30 inches. However, if large trees are preferred in
the design, a soil depth of 48" - 52" must be utilized. The soil depth generally depends upon
the root depth of the prescribed vegetation and content of underlying soils.
NOTE: ALL EXISTING BUILDINGS
ARE TO BE REMOVED
• : Iron marker found
O : Iron marker set
--sso-- : existing contour line, mean sea level datum
1999 : proposed contour line, mean sea level datum
98 : proposed spot elevation
: denotes tree to be removed
0 : denotes proposed planting (6' spruce)
1 HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION OR REPORT
WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION,
AND THAT I AM A DULY UCENSED PROFESSIONAL ENGINEER
AND LAND SURVEYOR UNDER THE LAWS OF THE STATE OF
MINNESOTA.
DATE /2-2 9-/o MINN. LICENSE NU 1 72.7
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OWNER AND SUBDIVIDER
JJC HAMEL, LCC
C/O JOE CAVANAUGH
275 LAKEVIEW ROAD
MEDINA, MN 55391
DATE
10-12-10
00
1"=20'
R.
16" SPRUCE
16 SPRUC
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EAST LINE OF EAST HALF,
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▪ N 86°00'18"E26/06%.10
PAUL. -C AN
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200.00
80
SCALE IN FEET
GRONBERG & ASSOCIATES, INC.
CIVIL ENGINEERS, LAND SURVEYORS, LAND PLANNERS
445 N. WILLOW DRIVE LONG LAKE, MN 55356
PHONE: 952-473-4141 FAX: 952-473-4435
PROe0SED
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DEC 3 0 2010
10-261
AGENDA ITEM: 8
NORTHWEST ASSOCIATED CONSULTANTS,, 1NC.
4800 Olson Memorial Highway, Suite 202, Golden Valley, M N 55422
Telephone: 763.231 .2555 Facsimile: 783.231 .2561 planners@nacplanning.com
PLANNING REPORT
TO:
Medina Mayor and City Council
Medina Planning Commission
FROM: Nate Sparks / Steve Grittman
DATE: January 5, 2011
MEETING DATE: January 11, 2011
RE: Medina — Holasek-Nolan Lot Split & Rezoning
CITY FILE: L-10-065
BACKGROUND
Lennar has made an application in conjunction with the Nolan and Holasek Families to
split the northerly 4.6 acres off of the 33 acre unaddressed parcel to the north of 3212
Hunter Drive. The division is required prior to the continuance of the processing of the
Lennar Preliminary Plat application for the Enclave.
LOT SPLIT
As mentioned, the property in question is approximately 33 acres in size. Due to the
status of the proposed parcels and the intent for future development, the property is
eligible for a lot split or conveyance by a metes and bounds description rather than
formal platting. It is implied that the two resulting properties will both be further
developed at a later time.
The proposed division would result in about 4.6 acres being split from the northern
portion of the property. This would result in the separation of two separate interests in
the property and allow for the southern 29 acres continuing with its proposed land use
applications while the northern property can be set aside for future use.
ZONING
Currently, the entire subject site is zoned as a Planned Unit Development 2. This PUD
was planned for prior to the adoption of the current Comprehensive Plan and is no
longer consistent with the plan's direction. The Comprehensive Plan now calls for an
urban Medium Density Residential land use. To process any division, the action must
be consistent with both the Zoning Ordinance and Comprehensive Plan. Therefore, it
would either require a PUD Amendment or a rezoning. Since the PUD Amendment
would be amending a PUD that is no longer consistent with the Comprehensive Plan,
staff recommends that the property be rezoned to R-2, Two Family Residential, at this
time. The southern property currently has an open application for a rezoning, thus the
new northern parcel should be rezoned as such.
As stated in Section 825.35 of the Zoning Ordinance, the City Council may adopt
amendments to the zoning map. Such amendments shall not be issued indiscriminately
but shall only be used as a means to reflect changes in the goals and policies of the
community as reflected in the Plan or changes in conditions in the City. Since the
rezoning will allow for consistency with the Comprehensive Plan, Staff would
recommend approval of the map amendment.
EASEMENTS
With every property division, the City seeks to establish easements and right-of-way
dedication where appropriate. Drainage and utility easements are required on the
perimeter of the site and easements are required to protect wetlands. The entire
subject site will also require a right-of-way dedication because the property lines extend
into the traveled right-of-way. Easements should be provided on the northern property
as recommended by the City Engineer. At minimum, the City must acquire the right-of-
way easement and the front drainage and utility easement to allow for the
reconstruction of Hunter Trail on the northern parcel, at this time. The southern parcel
has an open application where development stage easements shall be provided.
PARK DEDICATION
Since this division is in a future urban area and serves to separate interests in two
properties that are intended for urban development, it may be appropriate to defer park
dedication requirements. Both properties will require future platting to be put to a
different land use and park dedication and the remaining plat requirements may be
fulfilled at that time.
RECOMMENDATION
The proposed split is intended to fulfill a request by the Planning Commission and City
Council prior to the continuance of the processing the applications for the Enclave.
Since the division will result in two parcels for future development, the request may be
deemed appropriate concurrent with the rezoning of the northerly 4.6 acres to R-2 with
the following conditions:
1. Easements shall be dedicated, as recommended by the City Engineer, for the
northern parcel. At minimum, the right-of-way easement and front perimeter easement
shall be required.
2
2. No development is proposed or approved at this time for either lot. Future
development shall be reviewed for compliance with the City's Comprehensive Plan and
relevant regulations prior to issuance of any building permits.
3. Park dedication is not being collected for either lot at this time, and shall be required
when the parcels are further subdivided or are developed with a new principal use. The
amount of dedication shall be determined during the process of development of the lot
in question, based on relevant regulations and property values at that time.
4. The Owners shall meet the requirements of the City Attorney with regards to title
issues and recording procedures.
5. The Applicant shall pay to the City a fee in an amount sufficient to reimburse the City
for the cost of reviewing the proposed lot split, and for drafting and recording other
relevant documents.
6. All necessary documents shall be recorded with Hennepin County to complete the lot
split within 180 days or this approval shall be null and void.
ATTACHED:
1. City Engineer Comments
2. Applicant's Letter
3. Proposed Division
cc: Dusty Finke
Debra Peterson -Dufresne
Tom Kellogg
Ron Batty
2335 Highway 36 W
St. Paul, MN 55113
Tel 651-636-4600
Fax 651-636-1311
www.bonestroo.com
December 28, 2010
Dusty Finke
Planner
City of Medina
2052 County Road 24
Medina, MN 55340-9790
Re: L-10-065
Holasek-Nolan Lot Split
City of Medina
Bonestroo File No.: 000190-10000-1
Dear Dusty,
We have reviewed the parcel split exhibit dated 11-11-10 for the Holasek-Nolan property
immediately north of 3212 Hunter Drive. We have the following comments with regards to
engineering matters.
Bonestroo
• We recommend that the city obtain right-of-way (33'), trail (10'), typical perimeter,
wetland, and wetland buffer easements from the new northern lot or Nolan property.
The wetland delineation for this property has been approved with the Enclave
development submittals.
• The city may wish to consider the same easement requirements on the proposed south
lot, however; this lot has an active development application and will need to address the
above easements through this process.
• Each new lot is adequate in size to support development and Medina's stormwater
policies.
• City sewer and water will ultimately serve both lots from Hunter Drive. The north lot's
utility services may also be provided through the south lot.
• Access to the south lot should be from Hunter Drive. Access to the north lot may be
through the south lot or directly from Hunter Drive.
If you have any questions please feel free to contact me at (651) 604-4894.
Sincerely,
BONESTROO
Darren Amundsen
Cc: Tom Kellogg
Dusty Finke
Nate Sparks
November 19, 2010
City of Medina
2052 County Road 24
Medina, MN 55340
Re: Simple Subdivision Application
To Whom It May Concern:
U.S. Home Corporation, on behalf of the Holasek family, and Charlie Nolan are
submitting this Simple Subdivision application to create a recorded separation of PID
# 1211823430002. On March 29th, 1976, Joseph and Harriet Holasek sold and
deeded the northern section of their property to Nolan Bros, Inc. The deed was
brought to Hennepin County to be recorded, however, a legal separation of the
property never occured. As a result, the Holasek property is listed as one PID
instead of two. The legal description of the property deeded to Nolan Bros, Inc. is as
follows:
That part of Lot 13, Auditor's Subdivision No. 241, Hennepin County,
Minnesota, described as follows: Commencing at a point on the
North line of Lot 13, distant 524.35 West from the point of
intersection of said North line with the West line of Lot 14 as
measured along said North line, thence South, parallel with the West
line of Lot 14 a distance of 328.18 feet; thence West parallel with the
North line of Lot 13 a distance of 663.65 feet, more or less, to a point
on the West line of Lot 13; thence North along the West line of said
Lot 13, a distance of 328.18 feet to the Northwest corner of Lot 13,
thence East along the North line of Lot 13 to the point of beginning.
Containing 5.0 acres more or less.
The legal description of the property retained by the Holasek family is as
follows:
Lot 13, Auditor's Subdivision No. 241 EXCEPT that part of Lot 13,
Auditor 's Subdivision No. 241, Hennepin County, Minnesota, described as
follows: Beginning at the Southeast corner of Lot 14 of said Auditor's
Subdivision No. 241; thence South along the most Easterly line of said Lot 13
distant 2.3 feet; thence West parallel with the North line of said Lot 13
distance 656.35 feet; thence North parallel with the West line of said Lot 14
distant 414.8 feet to the most Northerly line of said Lot 13; thence East along
said Northerly line 524.35 feet to the West line of said Lot 14; thence South
along said West line 412.5 feet to the Southwest corner of said Lot 14; thence
East along the South line of said Lot 14 to the point of beginning, and ALSO
EXCEPT that part of Lot 13, Auditor 's Subdivision No. 241, Hennepin
Lennar Minnesota • 935 Wayzata Blvd. E., Wayzata, MN 55391 • Phone: 952-249-3000 • Fax: 952-249-3075
LENNAR_C0M
County, Minnesota described as follows: Commencing at a point on the
North line of Lot 13, distant 524.35 West from the point of intersection of
said North line with the West line of Lot 14 as measured along said North
line, thence South, parallel with the West line of Lot 14 a distance of 328.18
feet; thence West parallel with the North line of Lot 13 a distance of 663.65
feet, more or less, to a point on the West line of Lot 13; thence North along
the West line of said Lot 13, a distance of 328.18 feet to the Northwest corner
of Lot 13, thence East along the North line of Lot 13 to the point of
beginning.
By approving this subdivision, we will be able to complete and satisfy the
intent of the deed back in 1976.
Included in this packet, you will find copies of the survey showing all of the
requested items except for significant trees. This information is not available
for the Nolan portion of the property. There are no trees that run along the
line between these two parcels. Due to the intent of this application, we
believe that the trees are not vital information needed for its approval.
If you have any questions, please contact me at 952-249-3012
Sincerely,
LENNAR CORPORATION
Carole toohey.
Land Development Manager
Enclosures
REVISIONS
N OR TH
100 50 0 50 100 200
15 51
SCALE IN FEET
D ESCRIPTION OF SU BJECT PR OPERTY
PAR CEL 1 -PIDR 12-118-23- 43-0002
Lot 13, AUD ITOR 'S SUBDIVISION NO. 241, EXCE PT that part of Lot 13, AUDITOR'S SUBDIVISION
NO. 241, H en nepin Coun ty, Minnesota desc ribed as follows:
Beginn in g at the So uthea st co mer of Lot 14 of sa id AUDITORS SUBDIV ISION N O. 241; then ce sou th
along the most easterly line of said Lot 13 distan t 2. 3 fee t thence West parallel with the No rth line of said
Lot 13 distant 656. 35 feet then ce No rth pa ralle l with the west line of said Lot 14 distant 414. 80 feet to the
mo st n ortherly line of said Lo t 13; thence east along said no rtherly lice 524.35 to the west line of said Lo t 14;
thence south along said west line 412.50 feet to the sou thwest comer of said Lot 14; then ce east a lo ng the
so uth lin e of said Lot 14 to the point of beginn ing.
NOTES
T his su rvey does no t purport to show all undergroon d u tilities. The existin g utilities shown are shown in an
approx imate wa y only. The con tractor shall determin e the exact location of any and all existing utilities
befo re co mmenc in g wo rk. The co ntra ctor shall be fully responsible for any and all damages arising out of
his failu re to ex ac tly loc ate an d prote ct ell ex isting utility fa cilities.
Contact GOPHER STA TE ON E CA LL at 651-454-0002 fo r prec ise oa site lo ca tion of utilitie s prior to my
excavation .
North American Title Co mpany as a gent for First American title Insurance Compan y Commitment for T itle
In surance File N o. 40852-09-04313, effective date September 23, 2009, was relied upon as to matters of
record.
T he subject pro perty appears to lie within Zones X (A reas o utside the 1 -percen t annual dance floodplam, area s of
1% ann ual chan ce sheet flow floodin g where average depths a re lees than I toot, mes s of I% annual chance stream
floodin g where the co ntr ibuting dr ainage area is lees than 1 squ are mile, or arm protected fro m the 1X annu al dunce
flood by le vees. No Base Flood Elevation s or depths are shown within this can e. lmuraoce p a chaae is no t requ ired in
these z ones. ), per the National Flood Insu rance Program, Flood Insurance Ra te Map Co mmun ity Pane l
No.27053C0166E, 27053C0167E, 27053C0168E, 2705300169, dated September 2, 2004 as ac quired fro m
the Federal Emergen cy Man agement Agency Web Site.
Are as: - 1,470,282 Sq. Ft -
44, 284 Sq. Ft. -
1,425,998 Sq. Ft -
33. 753 Acres
1. 017 Acres
32.736 A cres
Gross
Right of Way
Ne t
Curren t Zoning: P.U.D . 2 Per the City of Medina website .
Sur vey coordinate and bea ring basis : H enn epin Coun ty
Wetlan d(s) shown hereon is (are) per field location of stakes as set by Svo boda Ecologica l Resources,
August 7, 2006.
PRO PO SED D ESCRIPTIO N FO R PAR CEL 1
Lo t 13, A UDITORS SU BD IV ISION NO . 241, EX CEPT tha t part of Lot 13, AUD ITOR S SUBD IVISION
NO. 241, Hen nepin Coun ty, Minn esota described as follo ws:
Beginning at the Southea st comer of Lot 14 of sa id AUD ITOR'S SU BD IV ISION NO. 241; then ce south
along the most easterly line of said Lot 13 distan t 2. 3 feet thence West parallel with the N orth lin e of said
Lo t 13 distant 656. 35 feet thence North parallel with the west line of said Lot 14 distan t 414. 80 feet to the
most n ortherly line of said Lot 13; thence east along said northerly line 524. 35 to the west line of said Lo t 14;
then ce south alo ng said west line 412.50 feet to the southwest comer of said Lot 14; thence east along the
south line of said Lo t 14 to the poin t of beginnin g. And A LSO EXCEPT that part of Lot 13, A UD ITOR 'S
SUBDIV ISION NO. 241, Henn epin Coun ty, Minnes ota, described as follows: Commencing at a point on
the n orth line of Lo t 13, dista nt 524.35 feet west fro m the poin t of intersection of said north line with the
went lin e of Lo t 14 as measured alon g sa id north lin e; then ce so uth parallel with the west line of Lot 14, a
distance of 328. 18 fre t; then ce west para llel with the north lin e of Lo t 13, a distan ce of 643. 65 feet more or
less, to po int on the west line of Lot 13; thenc e no rth alo ng the west lin e of said Lot 13, a distance of
328.18 feet in the no rthwest comer of Lot 13; then ce ea st a long the no rth line of Lot 13 to the po int of
begin ning.
PROPOSED D ESCRIPTION FOR PAR CEL 2
That part of Lot 13, A UD ITORS SU BDIVISION N O. 241, Hennepin Cou nty, Minne sota, described as
follows: Co mmen cing at a po int on the n orth line of Lot 13, distan t 524.35 feet west from the point of
intersectio n of said n orth line with the west lin e of Lot 14 as measured along said north line; thence south
pan tile ] with the west line of Lo t 14, a distance of 328.18 feet; thence west parallel with the n orth line of Lot
13, a dis tance of 643. 65 fee t, more or less, to a poin t on the west line of Lot 13; thence no rth along the west
line of said Lo t 13, a dista nce of 328.18 feet to the northwest comer of Lot 13; thenc e east alon g the north
lin e of Lo t 13 to the poin t of begin ning.
PROPOSED AREAS
Parcel 1 - 1,258,420 Sq. Ft.
33,456 Sq. Ft.
1,224,964 Sq. Ft
Parcel 2 - 201,034 Sq. Ft
10,827 Sq. Ft.
190,207 Sq. Ft.
- 28.889 Ames
- 0.768 A cres
- 28. 121 A mes
4. 615 A me s
0. 249 A mes
4.366 A mes
G ro ss
Right of Way
N et
Gro ss
Rig ht of Way
Net
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NW CO RNER
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EX ISTING HA RDCOVER CALCULATIO NS
Bitumino us: 14,422 sq. 5. - 0.331 acres
G ross Are a: 1,470,282 sq. ft./14,422 sq. R = 0.98X
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NO SCALE DETAIL
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LE GEND
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Denotes Catch Basin
Denotes Tele/C omm . Box/Ped
Denotes Comm unication Handhole
De notes C oncrete Surface
De not es Ele ct ri c Bo x
Denotes G uy Wire
Denotes Fire Hydrae
Den otes O verhead Utility Li ne
Denot es S anit ary M anhol e
De notes Utility P ole
De notes Top N ut of Hydrant
Denotes Wetland Delinestioo/Flag Identifier
Denotes Existi ng Contour
De notes Fou nd M onum ent - As Den oted
Dentocs Found Cast - Iron - Monument
Denot es 12" by 14 " Ir on Pip e Set or to be set
a nd Marked by Li ce nse No. 40344
ADDRESS OF SUBJECT PARCELS
Parcel 1 & 2: Unassig ned
1 hereby c ertify that this survey, plan or report was prepar ed by me or
under my dir ect super vision and that I am a duly Licensed Land
Survey or und er th e l aws or the State of Minnesot a.
Dat ed this 16th day of November , 2010.
SATHRE-BERF 5QU1ST, (NC
05.0,6 1 6..na.ue .J
ORIGINAL FIELD WORK
COM PLETED 10/22/2009
DBP
REV. - ALTA SURVEY
04/02/2010
DBP
REV. - UPDA TE ALTA
09/17/2010
DBP
REV. - PARCEL SPLIT
11-10-2010
DBP
PARCEL SPLIT EXHIBT
PREPARED FOR
LENNAR CORP.
DRAWN
DBP
0
CHECKED
DBP
DATE
11-11-2010
SCALE
AS SHOWN
JOB NO .
5401-634
FILE:
ALT A SUR VEY.DWG
T OWNSHIP - RANGE - SECTION
118-23-13
HENNEPIN COU NTY
David B. P emberton, Minn esot a Ucense No. 40344
BOOK 165 PAGE:)O(
SHEET 1 OF