HomeMy Public PortalAbout09-10-2013MEDINA
PLANNING COMMISSION AGENDA
TUESDAY, SEPTEMBER 10, 2013
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 July 9, 2013 draft Planning Commission minutes.
6. Public Hearing - D.R. Horton — Stage I Plan for a mixed use
development to include 98 single-family parcels and a 72 -unit
apartment building — north of Highway 55 between Arrowhead Dr.
and Mohawk Dr. (PIDs 03-118-23-41-0005, 03-118-23-42-0001,
and 03-118-23-41-0005).
7. Public Hearing - Money Tree Holdings, LLC — Preliminary Plat for
13 single-family parcels and Rezoning from Rural Residential -
Urban Reserve (RR-UR) to Single Family Residential (R1) zoning
district — east of County Road 116 and south of Hackamore Road
(PID 01-118-23-22-0006).
8. Public Hearing - Estate of Caroline Brede — Preliminary and Final
Plat for 2 single-family parcels on 1.21 acres — west of Lakeshore
Ave. and south of Brook St. (PIDs 18-118-23-23-0024, 18-118-23-
23-0026, 18-118-23-23-0027, and 18-118-23-23-0001).
9. Council Meeting Schedule
10. Adjourn
POSTED IN CITY HALL SEPTEMBER 6, 2013
MEMORANDUM
TO: Mayor Weir and Members of the City Council
FROM: Dusty Finke, City Planner; through City Administrator Scott Johnson
DATE: August 28, 2013
SUBJ: Planning Department Updates September 3, 2013 City Council Meeting
Land Use Application Reviews
A) Enclave at Medina St Addition — Lennar has requested preliminary plat approval for a nine -lot
subdivision of the 5 acre (-2.5 net acre) "Nolan property" immediately north of the Enclave.
These lots would be incorporated into the Enclave neighborhood. The Planning Commission
held a Public Hearing at the July 9 meeting and recommended approval. The City Council
reviewed at the August 7 meeting and adopted a resolution of approval at the August 20
meeting. The applicant has requested final plat approval, which is tentatively scheduled for
Council review at the September 17 meeting.
B) St. Peter and Paul Cemetery CUP — St. Peter and Paul church intends to expand their cemetery
at the southeast corner of County Road 19 and Hamel Road. Improvements include new access
drives, landscaping, stormwater improvements and additional grave sites. The Planning
Commission held a Public Hearing at the July 9 meeting and recommended approval. The
applicant requested that the Council delay review until they could work through some of the
conditions.
C) D.R. Horton Stage I Plan — D.R. Horton has requested Stage Plan I approval for development
of Mixed Use property west of Arrowhead, east of Mohawk and north of Highway 55. The
entire property is approximately 84 acres in area (approximately 59 acres upland) and the
applicant proposes 98 single family lots, a 72 unit apartment building and 5 acres of commercial
development. Staff is conducting a preliminary review and has tentatively scheduled for a
Public Hearing for the September 10 Planning Commission meeting.
D) Brede Estate Plat — The Estate of Caroline Brede has requested to re -plat property at 2921 and
2929 Lakeshore Avenue in the Independence Beach neighborhood. The applicant proposes two
lots on approximately an acre of property. Staff is conducting a preliminary review and has
tentatively scheduled for a Public Hearing for the September 10 Planning Commission meeting.
E) Fawn Meadows subdivision — east of CR 116, north of Medina Lake Drive — Money Tree, LLC
has requested a preliminary plat and rezoning for the development of the 10 acres (5.72 net
acres) immediately north of the Toll Brothers Reserve of Medina project. Staff is conducting a
preliminary review and has tentatively scheduled a Public Hearing for the September 10
Planning Commission meeting.
F) Woods of Medina Preliminary Plat — Jeff Pederson has requested preliminary plat and rezoning
to subdivide 9.5 acres (8.8 net acres) at the intersection of CR116 and Shawnee Woods Road
into 16 R1 single family lots. Staff is conducting a preliminary review and the application will
be presented to the Planning Commission when complete.
G) Three Rivers Park/Reimer Lot Rearrangement — the property owners have requested a lot
rearrangement to allow a "land swap" of property which the Reimers own on the west side of
Homestead Trail and which Three Rivers owns on the east side of Homestead Trail. The City
Council reviewed at the August 7 meeting and adopted a resolution of approval at the August 20
meeting. Staff will work with the owners to finalize the conditions of approval.
Planning Department Update
Page 1 of 2 September 3, 2013
City Council Meeting
H) Morrison Lot Split and Variance — Truxtun and Adrienne Morrison have requested to
subdivide their 18 acres at 1525 Hunter Drive into two lots. The City Council approved of the
division at the June 4 meeting. Staff will work with the applicant to finalize the terms and
conditions of the approval.
I) The Enclave at Brockton 3rd Addition — Lennar has requested approval to plat the "detached
townhome" portion of the Enclave at Brockton. The Council approved a resolution at the May 7
meeting. Staff will assist the developer in finalizing the terms and conditions of approval before
construction begins
J) The Reserve of Medina Final Plat — The City Council granted preliminary plat approval to Toll
Brothers on May 21 for a 126 -lot single-family subdivision on the Gorman Farm property east
of County Road 116 and south of Hackamore. The applicant has now requested Final Plat
approval for the first phase of the development to include 52 lots. The Council adopted a
resolution of approval at the July 16 meeting. Staff will work with the developer to finalize the
terms and conditions of approval before construction begins.
K) Kunin/Anderson Lot Rearrangement and Easement Vacation — 855 Medina Road — the
property owners have requested to rearrange lot lines to add two acres of property to 855
Medina Road. The applicant also requests the vacation of drainage and utility easements
adjacent to the lot line proposed to be adjusted. The City Council adopted resolutions approving
the rearrangement and vacation at the July 16 meeting. Staff will work with the property owners
to finalize the conditions of approval and finalize the rearrangement.
L) Fields of Medina West 2nd Addition — Mattamy has requested final plat approval of the
remaining 30 lots in the Fields of Medina development. The City Council reviewed at the
August 7 meeting and adopted a resolution granting final plat approval. Staff will work with the
applicant toward meeting the conditions of approval before construction begins.
Ordinance Updates
A) Subdivision Ordinance — At the City Council's goal setting session, the Council directed staff
to conduct a comprehensive review of the subdivision ordinance and prepare necessary
amendments. Staff intends to hold off on this ordinance until a number of land use applications
under review have been finalized.
Other Projects
A) Sewer Planning — staff took part in a meeting with the Met Council and neighboring cities
related to the long-term sewer planning for northwest Medina. It appears that Met Council staff
is in favor of changes to the system that would be a benefit for the City. Staff will be presenting
an update to the Council and seeking comments at the September 17 meeting.
B) Fire District Mapping — staff updated map information related to which fire department covers
different areas of the City. It appears that a series of maps each delineated the districts in
slightly different ways. Staff is analyzing how these changes may affect pending contract
discussions (because market values were adjusted).
Planning Department Update
Page 2 of 2 September 3, 2013
City Council Meeting
1 CITY OF MEDINA
2 PLANNING COMMISSION
3 DRAFT Meeting Minutes
4 Tuesday, July 9, 2013
5
6 1. Call to Order: Commissioner Charles Nolan called the meeting to order at 7:00 p.m.
7
8 Present: Planning Commissioners Charles Nolan, Robin Reid, Randy Foote, Bob
9 Mitchell, Victoria Reid, and Kent Williams.
10
11 Absent: Commissioner Mark Osmanski
12
13 Also Present: City Councilmember Kathleen Martin, City Planner Dusty Finke,
14 Planning Assistant Debra Peterson, and Nate Sparks of NAC.
15
16 2. Public Comments on items not on the agenda
17 No public comments.
18
19 3. Update from City Council proceedings
20 Martin updated the Commission on recent activities and decisions by the City
21 Council.
22
23 4. Planning Department Report
24 Finke provided an update of upcoming Planning projects.
25
26 5. Approval of the June 11, 2013 Draft Planning Commission meeting minutes.
27 Motion by R. Reid, seconded by V. Reid, to approve the June 11, 2013 minutes as
28 presented. Foote abstained since he wasn't present at June 11, 2013 meeting. Motion
29 carried unanimously. (Absent: Osmanski)
30
31 6. Public Hearing — US Home Corporation - Preliminary Plat for a 9 Single Family
32 Lot Subdivision on 4.6 acres located east of Hunter Drive, north of The Enclave of
33 Medina and south of Comanche Trail (PID#12-118-23-43-0004).
34
35 Sparks presented the application. He pointed out that the developer should be aware
36 that some homes would be limited to space at the rear of the homes for patios and
37 decks. He said the lots met all minimum standards of the R-2 district. The proposed
38 cul-de-sac will need modifications, an irrigation plan would be needed and trees were
39 not being planned for removal.
40
41 Sparks said the single family homes are an appropriate use for the property and the
42 cul-de-sac design was the City's template design. He said putting nine homes on the
43 proposed style cul-de-sac requires some modifications such as a tear drop style shape
44 to leave room for driveways and snow storage. He said staff is currently working
45 with the applicant and felt something would be worked out with moderate alterations
1
46 to the subdivision. The landscape plan would need to be revised to include a buffer
47 area between the existing housing and proposed housing and an upland buffer
48 planting plan. To help with future maintenance, it was also recommended that
49 plantings be placed within the Outlot areas. Accessibility would be quite limited in
50 the Outlot areas. He said the Park Commission would be reviewing the application
51 next week and looking at a connection of a sidewalk to Hunter Drive. Park
52 Dedication would be paid cash in lieu of land.
53
54 Joe Jablonski, US Home Corporation, explained that the existing cul-de-sac within
55 the Enclave Development would be removed and the road would continue through to
56 the north to access their proposed Enclave 5th Addition. He said the cul-de-sac
57 makes more sense than direct access onto Hunter Drive and not connecting the lots to
58 the Enclave Development. He said the only thing they have an issue with from the
59 City staff comments was the trail connection to Hunter Drive. He said the lots are
60 narrow and to get access out to the trail along Hunter Drive would be difficult.
61
62 Williams asked about getting access through Outlot A, along Lot 1. Jablonski said it
63 would be difficult because they have maintenance bench slopes to keep, but said he
64 was willing to take a look at it.
65
66 Williams asked what would be required to buffer the lots to the north. Jablonski said
67 they would not have enough room to install a berm, but plan to plant evergreen trees
68 approximately ten feet tall.
69
70 Foote asked what the cul-de-sac changes would entail. Jablonski explained that the
71 right-of-way would remain the same, but the size of the center island would change.
72
73 R. Reid asked when the homes are being sold along the northern property line would
74 the buyers be formally informed that the deck and patio sizes would be restricted.
75 Jablonski said they go through a disclosure process and how their home would fit on
76 the lot and what limitations they would have. R. Reid asked if they sign something
77 and Jablonski said they are required to. Jablonski said he wanted the Commission to
78 know that the homes along that area would still be able to have a deck or patio, but
79 they would just be smaller in scale than the other homes.
80
81 R. Reid asked if it was necessary to have such wide driveways or could they be
82 tapered. Jablonski said customers request driveways that lead straight out from the
83 garage for ease of maneuvering and to allow easier access into garage. He said the
84 third stall was typically utilized for recreational vehicles and the ability to pull
85 straight in was important. Finke explained the City had a maximum driveway width
86 at the curb and at the property line. R. Reid asked if the buyers select the colors.
87 Jablonski said they typically do unless the home had already been started. R. Reid
88 said it's a sea of taupe and beige and was hoping for more variety than the current
89 Enclave of Medina.
90
91 Public Hearing opened at 7:40 p.m.
2
92 Charles Nolan said he was representing his family. He said the property had been in
93 his family since 1960 and it had originally been part of the Holasek Farm which is
94 now the Enclave of Medina. He said their property had been available for sale for
95 over 30 years and explained they had three different buyers looking at the property
96 and chose Lennar since he felt it made more sense for the property to be a
97 continuation of the Enclave of Medina subdivision.
98
99 Marilyn Fortin of 365 Comanche Trail raised questions about the homes to be
100 constructed along the north property line; what kind of buffer they would have and if
101 the new homes would be built up on raised berms like the other Enclave Additions.
102 She said the property is currently higher than their properties to the north. She also
103 asked if the wetland would be expanded. She said her main concern was building
104 height. Finke said the basement windows would be one foot up from the existing
105 grade. Jablonski said they weren't proposing to increase the wetland size and the
106 stormwater improvements would be made to capture all of their own runoff from the
107 new homes. R. Reid asked if the homes would be two-story and Jablonski said yes.
108 R. Reid asked the size of the trees that would initially be planted along the north
109 property line area and Jablonski said they typically start at 10 feet.
110
111 Finke said the rear lots will flow to the wetlands, but will meet the requirements for
112 stormwater in the development.
113
114 Judy Kerber of 3412 Hunter Drive said she had similar questions as Fortin and was
115 satisfied with the answers provided. Williams asked if she had any concern with the
116 northern lots draining onto their neighboring properties and she said she had, but her
117 questions were answered. Jablonski said they will be retaining all their water on their
118 site.
119
120 James Strate of 3338 Butternut Drive said his main concern was that it looked like the
121 majority of the homes proposed would be draining to the back of his yard. His house
122 is blue (laughter). He explained everything would be draining directly behind his
123 house from wetlands and had concern. V. Reid asked what recourse owners would
124 have if it doesn't drain accurately. Finke said the plans show that the drainage is to
125 reduce and that most of the site will drain through a pond first and the rear yard of
126 those lots are intended to go through drainage easements.
127
128 Mitchell said there is a tremendous amount of protection on the plans. He suggested
129 the citizens with concern could get a copy of the plans and for the homeowners to
130 watch during the process to make sure it gets done right. He said he'd rather have
131 them raise concern during the process rather than three years later. Finke said the
132 City has worked on improving sump pump water.
133
134 Foote asked what the penalties would be to cut down trees. Sparks said the City has
135 regulations allowing a certain number or percentage of trees during initial
136 development to be taken down. Foote asked if after a certain number or percentage of
137 trees is removed would the applicant have to replace trees and Sparks said yes.
3
138 Williams said he would like to increase the opacity of the buffer area from the
139 properties to the north and accessibility to the Hunter Drive Trail. V. Reid agreed.
140 Finke suggested the applicant use the tree planting requirements from the Enclave at
141 Brockton development. Finke said staff understands what the Commission is
142 recommending. Commission asked if the Park Commission would be discussing the
143 accessibility to Hunter Drive Trail and Finke said that they could.
144
145 Finke announced the application would go to the City Council August 7, 2013 if a
146 recommendation was made.
147
148 Motion by R. Reid, seconded by Foote, to recommend approval of the Preliminary
149 Plat for a 9 lot Single Family Lot Subdivision, conditioned on additional landscape
150 buffering at the rear of the lots to the north and to try and figure out access to the
151 Hunter Drive Trail. Motion carries (Recused: Nolan) (Absent: Osmanski)
152
153 7. Public Hearing — Saints Peter and Paul - Conditional Use Permit to expand the
154 cemetery located at the southeast corner of Hamel Road and County Road 19
155 (PID# 07-118-23-13-0001).
156
157 Finke presented the application. He explained cemeteries are a conditional use in the
158 RR-UR zoning district and reviewed the proposed layout of the cemetery with the
159 Commission. Access was explained and that staff recommended 20 foot in width
160 roadways even though some areas within the existing cemetery didn't have that
161 width. Staff also recommended "one way" signage and "no parking" signage to be
162 installed. He said "no parking" spaces were also being proposed. He said the
163 location of the cemetery meant that internment ceremonies would require
164 processions. On -site parking had not been a concern to the police in the past. One
165 condition would be that the operators try and coordinate parking on -site with parking
166 on one side of the internal roadways rather than on Hamel Road. Approval from the
167 Police Department would be a possible option to park on the street.
168
169 Finke explained the Review Criteria for Cemeteries. Nolan asked about density of
170 the plots. Nolan asked if staff knew of any other cities that had parking requirements
171 in their cemeteries. He said he was looking for any guidance on the topic. Finke said.
172 the number of grave sites shouldn't have an impact on parking. He said a cemetery of
173 this size wouldn't have multiple processions all at one time. Nolan asked that only
174 one procession at a time occur and Finke said it's an option to place as a condition of
175 approval. Williams pointed out that on holidays like Memorial Day they could have a
176 need for help from the Police Department. Finke said if a particular day was going to
177 be busy with an annual event or something like Williams mentioned then they could
178 get Police approval for parking on the street also. Williams asked if the City required
179 widening the existing internal roadway if it would displace any of the existing grave
180 sites. Finke said it didn't appear that it would. V. Reid said eventually the parcel of
181 land to the north may be optional for additional parking if Hamel Road became too
182 busy in the future. Finke said proof -of -parking was recommended as an option.
183
4
184 Nolan asked if the cemetery operator was required to contact the Police Department
185 prior to each funeral. Finke said as a condition of the CUP, we are recommending the
186 Police Department be contacted, though currently they already help with the funeral
187 processions.
188
189 V. Reid asked if removal of burial sites are controversial. Finke responded by stating
190 that the applicant wasn't planning on moving existing burial sites.
191
192 Bill Sanders, Landscape Architect working for Saints Peter and Paul, said he
193 appreciated staffs report and was in agreement with staff s comments. He said they
194 would be open to widening the road if that is what the Commission would like. He
195 provided the history of the cemetery and said that it goes back to 1867. He said the
196 trend today is to have more cremation burials and as further demand increased they
197 would provide columbarium's. He said cremations are already being provided in the
198 traditional graves and his company has done a lot of cemeteries all over the region
199 and this cemetery has one of the lowest densities.
200
201 Saunders also said that the 50 foot setback requirement around the perimeter of the
202 cemetery and the open central area provided a low density feel. He said the number
203 of gravesites was a large number based on the size of the parish, so will provide them
204 availability for many years to come. He said they are really building on the rural
205 character and feel that the county had acquired some of their property for a trail
206 which they incorporated into their design so people had the ability to walk through in
207 connection with the trailway system.
208
209 Saunders added that the cemetery typically has ten burials per year so it wouldn't be
210 often that the funeral processions would take up the parking. He also said that with
211 the linear nature of the site there was a lot of parking that could be accommodated
212 when necessary, along with the fact that the Funeral Director had a lot of control on
213 the flow of the traffic. He said the busiest time of the year would be during the
214 Memorial Day Mass which is a one hour event and on that particular day many
215 people do visit the cemetery. In general, the visitor numbers are quite low each day.
216
217 Finke asked how the cemeteries handled cremations within existing gravesites.
218 Saunders explained in some parishes they allowed up to four cremations on a
219 traditional site but the trend was a traditional casket burial with one cremation burial.
220 He added if not a casket burial then two cremation burials in one grave site.
221
222 Williams asked if it would be feasible to expand the existing roads. Saunders said
223 there are two brick columns that mark the entrance which could be an issue with
224 widening in that location.
225
226 V. Reid asked how many cars could be parked at any one time without cars being
227 parked on the roadway. Saunders said they had room for at least 100 cars.
228
229 Public Hearing opened at 8:33 p.m.
5
230 Public Hearing closed at 8:34 p.m.
231
232 Mitchell recommended the new road be widened to 20 feet and the existing road be
233 widened when the existing road is repaved in the future, with the exception of the
234 area where the columns are located. Nolan said they should be consistent in their
235 recommendation with what they've approved on previous projects. Nolan asked
236 Saunders if the cemetery had an issue with one event at a time. Saunders said it
237 would not be an issue.
238
239 Motion by Mitchell, seconded by R. Reid, to approve the Conditional Use Permit to
240 expand the cemetery conditioned on 1) the proposed internal roadway shall be
241 widened to 20 feet in width, 2) within the next 10 years the existing roadways are
242 required to be widened to 20 feet in width, with the exception of the area near the
243 entrance columns, and 3) funerals and other events held at the cemetery would be
244 restricted to one at a time. Motion carries (Absent: Osmanski)
245
246 8. Public Hearing — Dennis Hedtke — Rezoning from Uptown Hamel -2 (UH-2) to
247 Commercial Highway -Railroad (CH -RR) at 3522 Sioux Drive located at the
248 southeast corner of State Hwy 55 and Sioux Drive (PID#12-118-23-41-0069).
249
250 Finke presented the application and review criteria. He said the rezoning of property
251 had a high level of discretion. R. Reid asked if the City would fall below overall
252 density requirements if housing wasn't put on the subject property. Finke said it
253 would be insignificant. Finke said the UH-2 district doesn't require residential, but is
254 an option. R. Reid said given the traffic, she doesn't find it suitable for residential.
255 R. Reid asked if it was rezoned, then two parcels could be combined and would allow
256 for a big box user. Finke and Nolan said the sites combined wouldn't be large
257 enough to accommodate a big box user. Finke said the Target site is 12 acres in size
258 and the subject property isn't close to that size. Nolan asked what the zoning of the
259 Plymouth property to the east was. Finke said there is only one lot there and it's
260 guided commercial. R. Reid asked if West Financial across the street was about the
261 same size as the subject property. Finke said Hamel Station as a whole would be the
262 same size as the Hedtke site. R. Reid said she thought it would be similar to the
263 Hamel Station site in appearance.
264
265 Wayne Elam, Commercial Realty Solutions out of Buffalo, MN, said they are trying
266 to be proactive with the property by rezoning it now rather than a buyer having to
267 place a contingency for rezoning. He said they didn't think the property would be
268 considered for high density residential. He said they had done some preliminary
269 design layouts for commercial and the square footage of the building would be no
270 greater than 12,000 square feet in size.
271
272 Public Hearing was opened at 8:55 p.m.
273
274 Jim Tiller, owner of properties directly to the east, said development of his property
275 depends heavily on the Hedtke site primarily for access. He said the single family
6
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2 7 7 p r o p e r t y a l s o , e v e n t h o u g h t h e y h a d n o t m a d e a n a p p l i c a t i o n . N o l a n a s k e d i f t h e
2 7 8 p r o p e r t y c o u l d b e p u b l i c l y n o t i c e d a t t h e C i t y C o u n c i l m e e t i n g f o r t h e T i l l e r
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2 8 0 b u s i n e s s e s a n d c a n ' t s e e r e s i d e n t i a l i n t h a t l o c a t i o n . S h e a l s o p o i n t e d o u t t h a t s h e
2 8 1 w o u l d n o t w a n t t o s e e a g a s s t a t i o n o n t h a t c o r n e r .
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2 8 7
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3 0 6
3 0 7 F o o t e s a i d h e d o e s n ' t s e e t h e p r o p e r t y a s a g a t e w a y t o t h e U H a r e a . H e s a i d a t h r e e
3 0 8 s t o r y m e d i c a l b u i l d i n g w o u l d b e f i n e , b u t w o u l d n ' t w a n t t o s e e a g a s s t a t i o n . N o l a n
3 0 9 s a i d i f r e z o n e d t h e r e w o u l d n ' t b e a n y t h i n g t o p r e v e n t t h e m f r o m r e q u e s t i n g a g a s
3 1 0 s t a t i o n .
3 1 1
3 1 2 R . R e i d s a i d i f t h e C o m m i s s i o n k n e w w h a t w a s g o i n g t o b e c o n s t r u c t e d t h e r e t h e y
3 1 3 w o u l d b e f i n e w i t h t h e r e z o n i n g a s l o n g a s i t w a s n ' t m o t o r r e l a t e d . N o l a n s a i d h e ' s
3 1 4 h a v i n g a h a r d t i m e a p p r o v i n g t h e r e q u e s t .
3 1 5
3 1 6 D e n n i s H e d t k e , t h e o w n e r o f t h e p r o p e r t y , s a i d h e h a s o w n e d t h e p r o p e r t y f o r t h e p a s t
3 1 7 3 0 y e a r s a n d a t n o t i m e h a d a n y o n e a p p r o a c h e d h i m f o r a g a s s t a t i o n , b u t r a t h e r h e ' s
3 1 8 h a d m a n y o p p o r t u n i t i e s r e l a t e d t o t h e m e d i c a l f i e l d .
3 1 9
3 2 0 M i t c h e l l a s k e d w h y t h e y c o u l d n ' t h a v e a m e d i c a l b u i l d i n g i n t h e U H - 2 d i s t r i c t a n d
3 2 1 F i n k e s a i d t h e y c o u l d a s l o n g a s i t d i d n ' t e x c e e d 1 2 , 0 0 0 s q u a r e f e e t . H e s a i d t h e
7
322 applicant is looking at developing it for a three story building that would exceed the
323 maximum square footage allowance for the district.
324
325 Motion by Mitchell, seconded by Williams, to recommend the rezoning to CH -RR
326 zoning to allow for a larger building, but noting to the Council the Commission's
327 concern about uses such as a gas station on the property.
328
329 William said everything else is zoned CH -RR in that area except it's half of a
330 gateway. Nolan agreed with William and Mitchell.
331
332 Motion carries 4-2 (Ayes: Williams, Mitchell, R. Reid, and Nolan). (Nayes: V. Reid
333 and Foote).
334
335 Motion by Mitchell, seconded by Williams, to recommend rezoning the property to
336 the east to CH -RR if the Council decides to rezone the Hedke property. Further move
337 that this motion is subject to proper notice and hearing being provided for any zoning
338 change for this property.
339
340 Motion carries 4-2 (Nay V. Reid and Foote).
341 (Absent: Osmanski)
342
343 9. Money Tree Holdings, LLC — PID 01-118-23-22-0006 (east of County Road 116.,
344 south of Hackamore Road) — Preliminary Plat for 13 -lot subdivision on 10 acres
345 (5.72 buildable acres) and Rezoning to the R1 -Single Family zoning district.
346 ITEM WAS CONTINUED TO LATER DATE
347
348 10. Council Meeting Schedule
349 Williams agreed to attend and present at the July 16th, 2013 Council meeting.
350
351 11. Adjourn
352 Motion by R. Reid, seconded by Foote, to adjourn at 9:28 p.m. Motion carried
353 unanimously.(Absent: Osmanski)
8
AGENDA ITEM #6
MEMORANDUM
TO: Planning Commission
FROM: Dusty Finke, City Planner
DATE: September 5, 2013
MEETING: September 10, 2013 Planning Commission
SUBJ: D.R. Horton — Stage I Plan Review — 98 single family; 72 apartment units —
N of Hwy 55, W of Arrowhead — Public Hearing
Review Deadline
Complete Application Received: August 29, 2013
Review Deadline: October 28, 2013
Summary of Request
D.R. Horton has requested approval of a Stage I Plan for the development of approximately 80
acres (51 acres buildable) of mixed use property north of Highway 55 between Arrowhead Dr.
and Mohawk Dr. The applicant's Stage I Plan includes 98 single family homes and a future 72 -
unit apartment building. No commercial development is planned within the mixed use property,
although approximately 5 -acres of commercial property is located to the southwest of the mixed
use property.
Pursuant to Section 842.1.04 of the City Code: "a Stage I Plan...identifies the parcels proposed
to be subject to the mixed use development plan, proposed land uses, general site plan layout,
phasing, and other general elements of the project... The Stage I Plan establishes the general
layout of land uses and densities of development in the MU District. The Stage I Plan further
identifies the limits of the MU development, for purposes of identifying residential unit counts,
acreages devoted to various land uses, and overall compliance with Comprehensive Plan
objectives. More than one parcel may be included in an individual Stage I Plan for a mixed use
development." Mixed use development is subject to a three-part process; the Stage II Plan
generally accompanies a preliminary plat, and the Stage III Plan with final plat.
According to Section 842.1.01 of the Code, "the purpose of the Mixed Use District is to integrate
a mix of uses to promote housing and commercial diversity. The Mixed Use District will serve,
in most cases, as a transitional district between more intense highway -oriented development and
less intense rural or low -density residential uses. The intent of the Mixed Use District is to
permit flexibility in the use of land, while maintaining a set of development standards and
expectations that will allow property owners to design development projects that respond both to
market needs and City development goals. The transitional aspect of development in the Mixed
Use District will require that projects are designed with a special focus on mitigating any
negative impacts on existing and future development in the area. New development proposals
will be evaluated for their consistency with this goal and may be required to be amended, or may
be rejected, when found to be inconsistent. New developments in the Mixed Use District shall be
consistent with the following objectives:
DR Horton Page 1 of 8 September 10, 2013
Stage I Plan Review Planning Commission Meeting
(1) This District shall consist of creative and thoughtful residential and commercial
development that preserves open space and natural features.
(2) Residential density shall average between 3.5 units per acre and 6.99 units per acre over a
minimum of half of the developable area.
(3) Residential development shall complement existing development in surrounding
residential neighborhoods.
(4) Developments shall incorporate creative design and buffering techniques to ensure
smooth transitions between different types of development or different intensities of uses.
(5) Where appropriate, developments shall be easily accessible to pedestrians, bicyclists and
transit users.
(6) Development shall include high quality and attractive building materials and architectural
design as well as extensive landscaping in order to limit impacts on surrounding land
uses, and shall be integrated and coordinated in a way to most efficiently utilize site
improvements and to protect the natural environment.
(7) Development in the MU District shall demonstrate consistency with the goals, policies,
and other elements of the Comprehensive Plan.
(8) Development shall be designed to be served with public utilities, streets and other
infrastructure without separate City investments, including the necessary extension of
such infrastructure to connect with surrounding existing and/or future development."
Additionally, the following General Standards apply to Mixed Use development:
(1) Minimum Residential Density: 3.5 dwelling units per net acre.
(2) Minimum Land Area to be devoted to residential uses shall be 50 percent of net
developable land.
(3) Maximum Density: 6.99 dwelling units per acre (see density incentives).
(4) Required residential density shall be calculated using the total number of units and the
total land area devoted to residential uses in the Stage I Plan.
(5) Where feasible, residential areas shall consist of more than one dwelling unit style, e.g.
single family detached dwellings, two-family dwellings, attached townhouses, or multiple
family dwellings.
(6) Areas abutting and within 300 linear feet of Trunk Highway 55, County Road 19 or
Willow Drive shall be utilized for commercial land uses.
(7) Areas within 100 feet of property designated in the Comprehensive Plan for rural
residential or low density residential development, shall be comprised of only single
family detached or two family attached dwellings.
(8) If the two standards in (6) and (7) above conflict, standard (6) shall have precedence.
Comprehensive Plan
The subject property is guided Mixed Use, which the Comprehensive Plan defines these uses as
follows:
Mixed -Use (MU) provides opportunities for multiple, compatible uses on a single site including a
residential component and one or more of the following: general business, commercial, office and
public semi-public uses in each case where the primary use is residential. The areas designated with
this land use will have residential densities between 3.5 units per acre and 6.99 units per acre over a
minimum of half of the developable area. The mixed -use areas are served, or are intended to be
served, by urban services in the future.
DR Horton
Page 2 of 8 September 10, 2013
Stage I Plan Review Planning Commission Meeting
1
r
Subject Site
The subject site includes a large wetland running through the center which separates the east and
west portions. This wetland includes two small streams which come into the basin from the
north and the west. A wooded area approximately 9 -acres in area is located along the western
edge of the wetland. The remaining property is largely farmland. An aerial of the site can be
found below:
Uses and Density
Determining the uses and density of a Mixed Use development is the primary purpose of a Stage
I Plan review.
The subject property is 42.07 net acres in area. The applicant proposes to develop the entire
property with residential uses. Most of the lots are 70' in width, although a smaller number of
the lots are 85' in width. Additionally, property at the southwest of the site is planned for a large
apartment building.
The Mixed Use land use (and zoning district) requires that half of the property is developed with
residential uses and does not provide for a minimum percentage of commercial development.
DR Horton
Stage I Plan Review
Page 3 of 8 September 10, 2013
Planning Commission Meeting
The Mixed Use district does require that "areas abutting and within 300 linear feet of Highway
55" be developed with commercial uses. In this case, although a portion of the Mixed Use
property is within 300 feet of Highway 55, it does not abut Highway 55, but is separated by
property guided Commercial.
If the entire mixed use site is developed with residential uses, a minimum of 148 units are
required in order to meet the minimum 3.5 units/acre requirement of the Comprehensive Plan.
Generally, it appears that the proposed single-family lots meet the dimensional standards of the
Mixed Use (which are the same standards of R-2) district, which are:
Requirement
Proposed
Minimum Lot Size
8,000 square feet
8,050 square feet
Minimum Lot Width
60 feet
70 feet
Minimum Lot Depth
90 feet
115 feet
Front Yard Setback
25 feet
Front Yard Setback (garage)
30 feet
Side Yard Setback -combined
15 feet
Side Yard (corner)
30 feet
Rear Yard Setback
25 feet
Max. Hardcover
50%
The applicant proposes to work with another party to develop an apartment building in the
southwest portion of the site. A letter from a potential partner for the apartment building is
attached. The Stage I Plan identifies a four-story, 72 -unit apartment building with underground
parking on 4.6 acres (3.2 net acres). If the open space area to the east of the apartment property
is included, this would increase to 3.8 net acres. 72 -units on this property results in a density of
18.9 units/acre.
The proposed apartment exceeds the density allowed in the Mixed Use zoning district. Multiple -
family housing within the Mixed Use zoning district is allowed to be a net density of five
units/acre, with bonuses allowed under certain circumstances (affordable housing, LEED
certification, underground parking, etc.). Even with all density bonuses, the density exceeds that
permitted in the mixed use zoning district. Additionally, the mixed use zoning district limits
height to 2 stories.
If the Planning Commission and City Council are in favor of a larger apartment building, it is
possible to rezone the apartment property to an alternative zoning district which would allow
additional height and density. Staff believes that it could be argued that rezoning a portion of the
site in this way could still be consistent with the Comprehensive Plan, so long as the density of
the entire site does not exceed that allowed. However, no zoning district in the City permits a
four-story building.
The R-4 zoning district allows three-story structures and a density of 12 units/acre. Density
bonuses would allow for greater density (for example, underground parking allows +2 units/acre,
recreational facilities allow +2 units/acre, etc.). If the portion of the site proposed for the
DR Horton Page 4 of 8 September 10, 2013
Stage I Plan Review Planning Commission Meeting
apartment building was zoned in this way, the zoning code would allow for 27-46 units, plus
additional units with underground parking, recreational facilities, etc. If the remaining property
is developed as proposed by the applicant, at least 50 units are required in order to achieve the
minimum density.
If the Commission and Council are not in favor of this proposed rezoning, the Stage I Plan would
have to be re -designed in its entirety to be consistent with the Mixed Use zoning district. More
property would be necessary for apartments (or other attached/multiple family homes) in order to
meet minimum lot size requirements.
Determining if the Commission and Council supports balancing the density with a large
apartment building is likely the primary policy question of the Stage I Plan review.
Wetlands and Floodplains
A large wetland is located in the center of the subject property, stretching from the south to the
north of the site. This wetland includes small streams to the northwest and west of the larger
basin. There are additional isolated wetland basins in the eastern portion of the site and within
the wooded area on the west. The applicant proposes wetland impacts primarily for street
connections across the streams and proposes to impact the small isolated basins in the wooded
area. These impacts will be subject to WCA approval, and the impacts for the streets will likely
be under the jurisdiction of the DNR because the larger wetland is a public water.
The applicant has illustrated upland buffers on the plans, 35 feet in width along the large wetland
(which is classified as a preserve wetland) and also consistent with code along the other
remaining wetlands.
A floodplain is identified within and adjacent to the large wetland. FEMA does not have an
established flood elevation for the basin, so the applicant will need to work with the watershed
and DNR to determine the elevation and verify that all impacts are mitigated.
Transportation/Streets
The applicant proposes for the western portion of the site to access Mohawk Drive and the
eastern portion of the site to access Arrowhead Drive. The City has identified Chippewa Road to
be constructed from Mohawk to Arrowhead. The City's practice is for new street construction to
be the responsibility of the adjacent development causing the need for the street. Staff
recommends that the applicant provide a traffic study to identify necessary improvements for
Arrowhead Drive and also to what standard Chippewa should be constructed.
Construction of Chippewa will require wetland impacts which the City may desire to participate
in as the Wetland Conservation Act authority. Staff believes the Chippewa connection is a vital
link because Mohawk Drive is a right-in/right-out and without Chippewa, the western portion of
this site would need to drive a mile west in order to head east.
The internal streets of the development are shown as 28' wide within a 50' wide right-of-way,
which has become the standard of the City. Staff recommends that the street alignment in the
DR Horton
Stage I Plan Review Planning Commission Meeting
Page 5 of 8 September 10, 2013
western portion of the site be updated to remove the loop between lots 37-42 and potentially the
southern cul-de-sac.
Staff recommends that the northeastern access point be analyzed to determine if adequate
spacing exists from the intersection of Arrowhead Drive and future Chippewa Road. It appears
that the proposed location is problematic.
Sewer/Water
The Stage I Plan includes a conceptual utility plan. Utilities are adjacent to the site along
Mohawk and Arrowhead. The City Engineer has provided comments to address upon Stage II
Plan, especially related to looping the water system between the two portions of the
development. The Fire Marshal has also provided comments requiring additional hydrants.
Stormwater/LID Review
The Stage I Plan does not contain information related to stormwater management. The Stage
II/Preliminary Plat will be subject to the City's stormwater management ordinance.
Tree Preservation/Buffer Yards and Landscaping
The Stage I Plan does not include specific information about the trees on the site. As noted
previously, approximately 9 -acres of site are wooded. It appears that the applicant propose to
preserve only approximately 1/2 acre is preserved around the wetland and 1/2 acre along the south
of the woods. This amount of tree removal will result in substantial tree replacement
requirements. Staff believes many trees could be saved and the density could still be met
through the use of a better mix of housing and by reducing the footprint of the development.
Trees could also be protected through the dedication of public open space within the wooded
area.
The Stage I Plan submittal did not include substantial information related to landscaping. City
ordinances require two trees per single-family lot and buffer yards with a 0.1 opacity along the
external streets. The area between the apartment and single family homes will require an opacity
of 0.3.
Park Dedication
The applicant does not propose park or trail improvements.
No park lands needs were identified in the parks and trails master plan, although an earlier study
had suggested the possibility of a "pocket -park" around this site. The master plan identifies a
future park to the west of the site, which would be within 1/2 mile of the homes on the western
portion of the site. The Park at Fields of Medina is more than 1/2 mile, but less than 1 mile from
the homes on the eastern portion of the site.
The parks/trails master plan identifies the need for a east -west trail connection. Because of the
wetland, it is difficult to achieve this connection without following future Chippewa Trail. Staff
recommends that additional trail easement be required where wetland is not located in order to
DR Horton
Page 6 of 8 September 10, 2013
Stage I Plan Review Planning Commission Meeting
increase separation from Chippewa Road, and also recommends that the trail be construction in
connection with Chippewa Road.
Pedestrian Circulation
The applicant proposes a sidewalk on one side of the interior streets for pedestrian circulation.
Staff recommends a pedestrian connection from the apartment property to the north in order to
access the future park to the west. This may be best accomplished via a sidewalk if the road
extends to the south as recommended above.
Review Criteria
When reviewing a Stage I Plan, the City is determining if the proposed land uses and general site
plan layout are consistent with the Comprehensive Plan, the mixed use ordinance, and other
policies. The City shall deny any proposed development if it is found that the proposed
development does not meet the objectives of the Mixed Use District or of the Comprehensive
Plan. These objectives are noted at the top of page 2 of this report.
Staff Recommendation
The primary questions for the Planning Commission and City Council during a Stage I Plan
review are related to proposed uses, residential densities, and general site layout. Consistency
with other City ordinances is reviewed at future plan reviews.
The applicant proposes to develop the Mixed Use property almost entirely with single-family
homes. 38.3 of the 42.07 net acres are proposed for single-family lots. As noted earlier in the
report, staff's main concern is that development with such a preponderance of single-family
homes increases the proposed tree removal.
The Commission and Council should discuss if the Stage I Plan is consistent with the objectives
of the mixed use district, including that: "development...shall be integrated and coordinated in a
way to most efficiently utilize site improvements and to protect the natural environment."
If the Commission and Council believe that the proposed Stage I Plan is generally consistent
with the objectives of the Comp Plan and Mixed Use District, staff recommends the following
conditions:
1. This Stage I Plan approval does not confer any development rights. Development shall be
subject to Stage II Plan approval in addition to other relevant approval processes,
including subdivision, rezoning, and, if applicable, site plan review approval. Such
development shall also be subject to all relevant ordinance requirements in place at the
time of application.
2. Any future development shall obtain Stage II and Stage III approval prior to any
construction and these plans shall be consistent with the general layout, land uses, and
densities depicted on the approved Stage I plan, except as modified herein. This
documentation shall be recorded against the property in the subject site.
3. The proposed apartment property shall be rezoned to the R-4 zoning district. The Stage I
Plan shall be amended to identify a number of units on this property which is possible
DR Horton Page 7 of 8 September 10, 2013
Stage I Plan Review Planning Commission Meeting
under relevant minimum lot size and maximum building height standards. The property
shall be subject to a covenant that requires future development to provide a minimum
number of units necessary to meet City density standards.
4. The applicant shall complete a traffic study prior to Stage II review of any portion of the
site. This study shall determine necessary improvements based upon the impact of
development of the entire site. The study shall also determine appropriate construction
standards for Chippewa Road, which construction shall be the responsibility of the
applicant.
5. The applicant shall obtain Wetland Conservation Act (WCA) approval of any proposed
wetland impacts.
6. The applicant shall verify or establish the flood elevation with relevant agencies. No
impacts to the floodplain shall be permitted unless properly mitigated.
7. Stage II plans shall preserve additional trees within the wooded area on the west of the
wetland.
8. Stage II plans shall improve connectivity of the western portion of the site and shall
reduce or eliminate cul-de-sacs. Pedestrian connectivity shall also be provided to the
apartment property.
9. The applicant shall move the northeastern entrance to the subdivision if recommended by
the City Engineer for improved circulation and stacking.
10. All comments of the City Engineer dated August 16, 2013 shall be addressed by Stage II
plan submittals.
Attachments
1. City Engineer comments dated 8/16/2013
2. Fire Marshal comments dated 8/13/2013
3. Narrative from Applicant
4. Letter from Sand Development
5. Stage I Plan and conceptual grading/utility plans
DR Horton Page 8 of 8 September 10, 2013
Stage I Plan Review Planning Commission Meeting
WSB
R .4vvociatec. Inc. engineering- planning environmental- construction
August 16, 2013
Mr. Dusty Finke
Planner
City of Medina
2052 County Road 24
Medina, MN 55340-9790
Re: City Project: DR Horton Stage 1 Plan, LR-13-121
WSB Project No. 2065-670
Dear Dusty:
701 Xenia Avenue South
Suite 300
Minneapolis, MN 55416
Tel: 763-541-4800
Fax: 763-541-1700
We have reviewed the concept plans dated August 8, 2013, for the proposed DR Horton Stage 1
Development. The site is located north of TH 55, east of Mohawk Drive, south of the future
Chippewa Trail and west of Arrowhead Drive. The concept proposes to develop with a combination
of single family housing, an apartment building and a future commercial development in the
southwest corner of the site. We have the following comments with regards to engineering matters:
1. The City generally desires through roadways and discourages cul-de-sacs. We recommend
that Street 2 be extended through to the future commercial area and connect with the
proposed street to serve the apartment complex thus eliminating the cul-de-sac at the south
end of Street 2. In addition, we recommend that Street 3 be eliminated and the lot
configuration surrounding Street 3 be revised.
2. As part of this development Chippewa Road between Mohawk Drive and Arrowhead Drive
should be constructed in its entirety.
3. Future sanitary sewer and watermain designs should be consistent with City standards.
Specifically, sanitary sewer manholes should be located outside of the roadway and hydrants
should be located on the sidewalk side of the street.
4. The watermain design should incorporate a 12" (or equivalent) trunk watermain connection
through the development between the existing 12" watermain at the intersection of Meander
Road/Arrowhead Drive and the existing 12" watermain on Mohawk Drive.
5. The sanitary sewer design should be reconsidered and potentially revised so that flows are
directed southerly to minimize pipe depth and the need for risers.
6. The sanitary sewer service proposed to serve the apartment building should be revised so that
it does not cross the future commercial site.
St. Cloud • Minneapolis • St. Paul
Equal Opportunity Employer
wsbeng.com
K.102065-670',Admi,, DocslDR Horton Stage / Memo 081613.doc
DR Horton Stage 1 Plans
August 16, 2013
Page 2
7. Future plans should show how the future commercial site will be served with sanitary sewer
and water.
8. The watermain design should incorporate more looping to improve water quality and
eliminate dead end lines.
9. The City requires that all local streets meet a minimum 30 mph design speed. There are sag
curves on streets 4 and 5 that do not meet this requirement.
10. MnDOT should review the plat to determine if additional right-of-way dedication in required
along the future commercial parcel.
Please contact me at 612-209-5113 if you have any questions.
Sincerely,
WSB & Associates, Inc.
7;74 6r4L'
Tom Kellogg
K:101065-6701AdminiUocsIDR Morton Stage 1 Memo 081613.doc
METRO WEST INSPECTION SERVICES, INC.
Loren Kohnen, Pres.
August 13, 2013
TO: Debra Peterson
Planning Assistant
FROM: Loren Kohnen
RE: D.R. Horton Inc.
Arrowhead Drive/Mohawk Drive
CAVANAUGH PROPERTY STAGE 1 PLAN
(763) 479-1720
FAX (763) 479-3090
Mtrowst76@aol.com
Items for consideration:
1) All cul-de-sacs have six (6) lots on them; limited parking.
2) Any streets narrower than 28' no parking can be allowed. Twenty-
eight (28') and greater, parking only opposite side from side-
walks.
3) Nine (9) more fire hydrants provided; max spacing 300'. Hydrants
provided only on sidewalk side of street.
4) West side development w/50 homes only has one (1) exit to a main
road.
5) When will Chippewa Road be completed? All traffic from West
development will have to go West to Willow to go East on Highway
55.
LK:jg
Box 248, Loretto, Minnesota 55357
D RHUI[IUN
August 9, 2013
Dusty Finke
City of Medina
2052 County Road 24
Medina, MN 55340
Re: Cavanaugh Property Stage 1 Plan
Mr. Finke:
® CHI
N®
On behalf of D.R. Horton, Inc. -Minnesota, I am pleased to submit this application for review of our Stage 1 Plan
for the Cavanaugh property, which is located north of Highway 55 between Arrowhead Drive and Mohawk Drive
and guided Mixed Use.
In keeping with the purpose and intent of the Mixed Use designation, our Stage 1 Plan provides for a number
of new housing opportunities, including 70' wide single family lots, 85' wide single family lots, and an
apartment building. Following is a brief synopsis of how D.R. Horton proposes to meet the objectives of the
Mixed Use District, as listed within Chapter 8 of the Medina City Code:
1) ...creative and thoughtful development that preserves open space and natural features.
We have prepared a plan that carefully respects the extensive natural features found on the property.
Most lots back to open space to provide privacy and enjoyment of the natural features. The existing
wetlands have been delineated by our project engineer, and the delineation approval process with
regulatory agencies is in -process. The Stage 1 Plan honors the required wetland buffers (generally 35'
average width for the majority of wetlands onsite) and it sets aside an upland area for tree preservation
that will also function as a land use transition between the single family lots, the apartments, and the
commercial parcel at the northeasterly quadrant of TH 55 and Mohawk Drive. We are also in the process
of completing a tree inventory on the property and will attempt to preserve as many significant trees as
practicable as part of our Stage 2 Plan submittal.
2) ...Residential density shall average between 3.5 and 6.99 units per acre over a min/mum of half me
developable area.
0ur Stage 1 Plan provides for a net density of approximately 4.25 units/acre over the net developable
residential area of 40.0 acres. Consistent with net developable area definitions of the Met Council, we
have deducted from the gross site area all existing and proposed arterial road right-of-way, existing
wetlands, proposed wetland buffers, required buffer yards between commercial uses, and estimated tree
preservation areas that will be set aside as permanent open spaces.
3) ...development shall complement ezlsdngdevelopment ln surroundingres/dendal nelghborhoods.
0ur proposed neighborhood will be consistent in character with other established and developing Medina
residential neighborhoods, both in neighborhood design standards and housing products we intend to
offer.
D.R. Horton, Inc. -Minnesota
20860 Kenbridge Court, Suite 100
Lakeville, MN 55044
www,drhorton.corn
4) ...Incorporate creative design and buffering techniques to ensure smooth trans/tlons between differing
types ordifferingintensities of uses.
Our Stage 1 Plan utilizes the site's natural features to provide substantial buffers between the differing
land uses and residential densities. The existing woodlands on the southwesterly portion of the site will be
used to buffer our single family lots from the future commercial uses adjacent to TH 55 and the proposed
apartments. The proposed apartments also serve as a transition between commercial and lower density
residential uses and eliminate any circulation conflicts between commercial and single family uses.
At the main (northwesterly) entry to the project, our plan provides for homes that side up against Mohawk
Drive with an adequate buffer yard, thereby eliminating rear yards backing up to this arterial street and the
commercial use to the west.
To the southeast, our plan provides for a significant (100' wide) buffer yard between our residential lots
and the existing commercial use, Open Systems International. As part of our Stage II development plans,
we will provide landscaping in the upland portions of this buffer to further screen between these differing
land uses.
5) —Where appropriate, development shall be easi/yaccessible to pedestr/and bicyclists and transit users.
Consistent with Medina standards, our neighborhood will provide sidewalks on one side of all residential
streets and we will review the site for possible trail connections between differing land uses.
6) ...development shall Include high qua//ty and atbactive building materials, architectural design, and
extensive landscaping...
The neighborhood will offer contemporary homes constructed using attractive, high quality building
materials. The two single family lot sizes and homes will attract first time single family and move -up single
family buyers in this market. Extensive landscape plantings, with an emphasis on larger nursery stock
trees, will be provided on home sites, buffer yard areas and other open spaces to create significant
landscaped areas.
7) ...development shall demonstrate consistency with goal., poi%%4 and other elements of the
Comprehensive Plan.
The Stage 1 plan, with its mix of residential units that promote housing diversity and serve nearby
employers, is consistent with Medina's Comprehensive Plan.
8) —development shall be served with public ut///des, streets and other Infrastructure)...
Our land plan provides for public streets, utilities, and other infrastructure to be constructed as part of our
future development plans. The necessity of extending Chippewa Trail and what alignment it may take,
keeping in mind the environmental impacts associated with extending this collector road, warrants review
and discussion.
We believe that our Stage 1 Plan is consistent with the goals and objectives of the City's Mixed Use District and
Comprehensive Plan. We are pleased to be bringing another quality neighborhood to the City, and look forward
to receiving any comments from all stakeholders during the Stage 1 review process. If you have any questions
or comments about this request, please contact me at 952-985-7827.
Sincerely,
Ron Mullenbach
Land Manager
August 6, 2013
Ron Mullenbach
Land Manager
D.R. Horton, Inc. -Minnesota
20860 Kenbridge Court, Suite 100
Lakeville, MN 55044
RE: Cavanaugh Property - Medina, Minnesota
Dear Mr. Mullenbach:
366 South Tenth Avenue
PO Box 727
Waite Park, MN 56387-0727
www.SandCompanies.com
P: (320) 202-3100
F: (320) 202-3139
It was a pleasure speaking with you again about the Cavanaugh Property located in Medina, Minnesota.
Sand Development, LLC would support joining with D.R. Horton in the development of this property. We
would propose a 54 - 67 (dependent on market study) Multi -Family Workforce Housing Development
very similar to the project we co -developed in Plymouth, Minnesota last year. This project was very
successful for both entities and I envision the same in Medina. Partnering in the development of this
parcel would support the needs of the local employers by providing housing for their workforce. The
proximity to mass transit and major employers makes this a highly desirable location.
Thank you for the opportunity. We look forward to working with you and your company once again.
Sincerely,
Neil Fortier
Vice President
Sand Development, LLC
a Subsicfirna' ofSond Comixmiec, Inc.
Equal Opportunity Employer
366 South Tenth Ave., PO Box 727
Waite Park, Minnesota 56387-0727
(320) 202-3100
46 East Fourth Street, Suite 200
Saint Paul, Minnesota 55101-1137
(651) 289-0300
22851 Industrial Blvd.
Rogers, Minnesota 55374-8703
(320) 202-3100
3831 Tyrone Blvd., Suite 104
Saint Petersburg, Florida 33709-4114
(727) 384-4400
CONCEPT SKETCH -t STAGE 1 PLAN
7
vn
lemoom
1!11 1.9 .-
404141;34041,,!:'
11'1r1a 4V
i��MM;�311334'vow``li 1►
Hew1i1.1 1:141 ;o !11 w
CONCEPT DATA
Gross Site Area:
less Commercial Parcel
less Arten el ROW
83. 8 ac
5.25 ec
2.46 ac (Chippewa & Moha wk ROW)
Gro ss Residentia l Area: 75.67 as
Delmea;ed Wetlands 24. 76 ac
Preposea'Netland 8uff,rs 8.84 ac
700' Pu ffer Ya rd (n et wet & buffers) r.45 or
a Tice Preservation Area 0664
Net Develo pa ble Resid. Area: 40.02 a<
Po ndrng/Infiltration /Mitigatio n: 2. 6 ac.
Other Open Space LPrivate); 18 ac.
Gro ss Units: 170 un its
65 dr nle 26hom
70 Sr.* Family 72 ho ne,
Futur,'/ipartrn cntc u rns
Gross Density (Resid. are al:. _ 2.25 unla c
11 Net Density 4.25 u n/a c
j 1176 units/40 02 ac deveroopoble repC area)
irk"
8-8-2013
0001402.00
(Rased on nerd dQLat,o appryals 1n procc
(35'av erage, 25'min . we tland buffer gen erally;
(100'math aoon fro m er:stmg commercial .6 SE corner)
Southwesterly a rea, bu tler fro m futu re co mmerc ial (possible park)
DRHORTON'
CAVANAUGH PROPERTY
MEDINA, MN
6.
100' 200' 300'
02013 Westwo od Professiona l Services, In c.
Coll 48 Ho urs befo re digging:
1 -EX
RO
0
N
I
-
c's2
CHIPPEWA R4AC3. L) r —
1
-
r
811 or cal1811.com
Common Gro und Alliance
LOT CORNER ELEVATION
LOT NUMBER
DRAINAGE ARRO W
FINISH GROUND ELEVATION
AT REAR OF PAD
( IF APPLICABLE )
MINIMUM BASEMENT FLOOR
ELEVATION
FRONT GARAGE SLAB ELEVATION
DRIVEWAY
LO = GRADED FOR 5 .5' DIFFERENCE FROM
FINISH GROUND ELEVATION AT REAR OF PAD
TO FR ONT G ARAGE SLAB ELEVATION.
WO, S WO = GRADED FOR 8 .0' DIFFERENCE FROM
FINISH GROUND ELEVATION AT REAR OF PAD
TO FRONT GARAGE SLAB ELEVATION .
WO - WALKOUT
LO - LOOKOUT
R - RAILER
SLA - SIDE LOOKOUT
NOTE:
THE (1) INDICATES THAT THE GARAGE IS
1 BLOCK OR 0.7 FEET BELO W THE FIRST
FLOOR ELEVATION.
TYPICAL LOT
LE GEND:
41, DENOTES SOIL BORING
SFimeri. DENOTES SILT FENCE
DENOTES HEAVY DUTY SILT FENCE
- SL50---- DENOTES EXISTING CONTOURS
980 DENOTES PROPOSED CONTOURS
o - DENOTES EXISTING STORM SE WER
—»—u DENOTES PROPOSED STORM SE WER
DENOTES EXISTING TREE LINE
DENOTES APPROXI MATE TREE
REMOVAL LIMITS
856.3 DENOTES EXISTING SPOT ELEVATION
66.30 DENOTES PROPOSED SPOT ELEVATION
E.O.F . DENOTES EMERGENCY OVERFLO W
NOT FOR C ONSTRUCTION
Westwood Profession al %Mon, Inc
7699 Anagram Olive
Eden Pra',ie. MN 6530 1
PHONE 952-937-6150
FAX 962-937- 6622
TO LL:R.E 1-896 .937-6160
www. wenewodos.co m
I here., rertlfy tha t MN pe n ere s pee,* tm me or undo' my a..1.�K
SAN omenm itlan d OA 1 am a dM r 6m.d P ROPWONA I
ENG P1®t under the h oe of We Mats d Was.
Fran d. D. Hage n II
nem 08/08/13 u,.... N. 17716
Mewl ed POH II
Che cked POH II
Onwc OTG
Record O,..ls err/dA*.
Prepared for.
DR Horton Custom H omes
20860 Kenb ridge Ct, Suite 100
Lakeville, MN 55044
Cavanaugh
Pr operty
Medin a, Mi nnes ota
X
100' 200 ' 300'
OUO"S u26UPC1 a,v a
Dot e 08/08/13 Sheet 1 OF 3
Preliminary
Grading Plan
02013 Westwood Professio nal Servic es, Inc .
Call 48 H ours b ef ore digging:
EX MH
RE=99087
1E-975 87
EX. 12" DIP WM
J
MH
RE=995. 0
IE E=974.99
IE S=974. 89
EX. VH
R==995. 01
IE W=982.81
IE N,S=974.76
v
8
EX. 8" DIP WM
>v
EX. MH
RE=984.50
IE =973.28
in
z
0
EX. MH v
RE=984. 85
\ 16 =971.98
LEGEND
EXISTING
Sanitary Sewer
Water
Hyd. w\Valv e
Sto rm Sewer
PROPOSED
Sa nita ry Sewe r
Wa ter
Hyd. w\Valve
Storm Sewer
E>I
SF
PVC
2" DIP WM
15 " :MP CONNECT TO
EXISTING 12"
WATER MAIN
MH
RE=996. 5
1E-975.52
MH
RE=995.0
=976 .37
H
RE=99
I5-975.
MH
RE=998. 0
I5=972. 35
MH
RE
1E-
47
993.0
77.05
OND
8WL-985.0
HWL=
STREET 1
45
\\ \
42\\\
MH \\ \
RE=992.0\ \
IE=980.41
8" PVC AN
MH
RE -994.0
IE=980.8
H
:. '-.R5_=994
x982
Cigg
RE=992.5 24
18=979.17
MH 27
RE=996.0
N
MH
RE=994.5
I5=979 .36
RE=996.0
E=980 .0
CHIPP EWA ROAD
MH
RE -993 .8
11=980 .99 ,
• THE CONTRACTOR SHALL VERIFY ALL EXISTING CONDITIONS PRIOR TO CONSTRUCTION
AND NOTIFY THE OW NER OF ANY DIFFERENCES.
• UNLESS OTHERWISE NOTED, ALL MATERIALS, CONST. TECHNIQUES AND TESTING SHALL
CONFORM TO THE 1999 ED. OF THE "STANDARD UTILITIES SPECIFICATIONS FOR WATER
MAIN AND SERVICE LINE INSTALLATION AND SANITARY SEWER AND STORM SEWER
INSTALLATION BY THE CITY ENGINEERING ASSOCIATION OF MINN ." AND TO THE
"STANDARD SPECIFICATION FOR HIGHW AY CONSTRUCTION" MINN . DEPT. OF TRANS.,
AUGUST 31,2005 INCLUDING THE CURRENT ADDENDUM. THE CONTRACTOR SHALL BE
REQUIRED TO FOLLOW ALL PROCEDURES AS OUTLINED BY THE LOCAL AGENCY.
• THE CONTRACTOR SHALL RECEIVE THE NECESSARY PERMITS FOR ALL WORK OUTSIDE
OF THE PROPERTY LIMITS.
• VERIFY EXISTING INVERT LOC. & ELEV. PRIOR TO BEGINNING CONSTRUCTION.
• THE WATER SERVICE SHALL BE INSTALLED W ITH A MIN. OF 7.5 FT. OF COVER . THE
CONTRACTOR SHALL VERIFY THE CITY AS -BUILT CONSTRUCTION PLANS TO CHECK
LOCATION AND MATERIAL TYPE.
• ALL STORM SEW ER PIPE SHALL 8E CLASS 5 UNLESS OTHERW ISE NOTED.
• THE CONTRACTOR SHALL CONTACT "GOPHER STATE ONE CALL"
FOR UTILITY LOCATIONS PRIOR TO UTILITY INSTALLATION.
H
E=994 .
1E=985.:
MH
RE=995.4
IE=980.42
1
MH
'. RE=997.5
It=978.44
MH
RE=997 .3
15=978.82
,4 MH
RE=996.2
15=979 .26
MH
RE -997.9 V
IE=986.7
MH
RE=9=9.8
IE=9:6 .67
22
CONNECT TO EXISTING
8" WATER MAIN
MH
RE
IE=
-MH 14
RE=QQ9 4
18=987.67
MH 5
RE=100
=988.00
ECT TO EXISTING
HYD.
(TYP .)
- MH
RE=1001.6
I8=987.00
/
EX. MH
RE=XXX .X
1E-974.93
CONNECT TO EX STING
8" PVC SAN . SE WER
EX. 15=974.93
EX. MH
RE=1001.38
16=973.78
EX . MH
RE=999.29
1E=973.16
EX. 5H
RE=995.15
E=972 .46
N OT FOR CONSTR UC
0
0
EX. MH
RE=931.43
IE=971.25
099
r
ELK. MR
IE=984.83
r=970 11
811 or cal1811 .com
Commo n Gr ound Alli ance
X
Py G' 1I 100' 200' 300'
1 IV
Westwoo d Profeslo n•I %Man. Inc
7599 An agr am Drive
Eden Prane, MN 55301
PH ONE 952-937-5150
FAA 952-937-5922
TOLL FREE 1.8-937-5150
w+wweetwoodpAmm
1 harey ce rtify tha t ebb plan me prepar ed by me or under my
dome napme bb n .M Wet 1 em a 4,9 bea med P RO PRNON AL
&JG IN®t u nder 44 Inn at the Sweatier*.
Fran cis D. Regan 11
D,tec 08/08/13 u ®„ N. 17716
Re vision s
PDX O
PDdr 0
Drew= D IG
tame d Drewln• br/elan
Prepared for.
DR Ho rton Cust om Homes
20860 Kenbridge Ct, Suite 100
Lakeville, MN 55044
Cavanaugh
Property
Medina, Minnesota
_c''•4o2�.N.i d" c.
Date 08/08/13 Sheet 2 OF 3
Prelimin ary
Utility Plan
o 2013 W estw ood Professionol Services, Inc
1040
1040
040 1040
1035 ,,' 2
r f\
�rn
1030
1025
1020
0
1015g
101011
100512
1000
995
990
985
980
1040
w
1
0 050 0 00 0C
v in n4
o rn 0 a)
corn <7, 0)rn O0 ,
-1. 00%
CO
O P)
rn
CI rn
N
rn
mN 1
rn
mm
L.P. ELEV = 992. 80
L.P. STA = 6+20. 00
PV1 STA = 6+20.00
PVI ELEV =-992.60
A. D. ; = 2.00%
K = 40.00
80.00' VC
O
0)
0
a,
>
w
0,0
N0
0,0)
0 0 a
Mu) o :7 00) om
N., 0J 0 (0' 00
O .0 ) COO CC M DO 0,
0 nrn 0301 0303 rn
H. P. ELEV = 995.85
H.P. STA = 9+ 55. 00
PVI STA. = 9+ 55.00
PVI ELEV = 995. 95
A.D. = -2.00%
K = 20.00
40.00' VC
no (v;8 -O Mm oC
= v)
rnm
H. P. ELEV = 995.85
L.P. ELEV = 994.40 H.P. STA = 13+05.00
L.P. STA = 11+30. 00 PVISTA = 13+05.00
PVI STA = 11+ 30.00 PV1 ELEV = 995.95
PVI ELEV 994. 20 A.D. = -2. 00%
A.D. = 2.00% - K = 20.00
K. .. 40.00 40.00' VC
80.00' VC
c-. 14 CV 3313
03 03 mm 0, m
om mm mrn mm
L.P. ELEV = 992. 59
LP. STA= 16+ 60. 36
PVI STA = 16+ 75.00
PVI ELEV = 992.25
A.D. = 2. 77%
K = 37.86
0 o
O 0
r) .., .n 0
rn iiIIII
O1 °
11
to
It 11 >- 'E> J - II w
> a w1 ' w: >
a w 1.00%.. -1.00%
n
a,
STREET 1
Po
0 .
v)^
cn
00 , 4
0
0
0
0
a
(0
0)
w
= 12+85. 00
0.
/
2 3 4 5 6 7 8 9 10 11 12 13
t (0 0 0
7,00 00)
or) . MIS -6 -.DM
1035 a r
0) 0) 0 ,0) m o
0) 0 o)
0 (0 ; 0)01 01 01 0)
1030 H.P. ELEV:= 994.80
H.P. STA = 3+20.00
1025 PVI STA = 3+40.00
PVI' ELEV = .995.10
A. D. _ -4.00%
1 020 L. P. ELEV = 993.95 K = 20. 00
L.P. STA - 2+05. 75 :80. 00'' VC
PVI STA = 2+05.00
a, PVI ELEV = 993.75
co A.D. - 2.04%.... ... .. . .
a' K =39.25
O 80.00' VC
1015
10108
11 11. 8 ^ 8 N 0 0^
10050- u>, , 0 c 0 03 m rn
N W + rn N c''' M ' a�1
ti ii 1 ii 10000 1 11 > ° > > M i a
>:J 5J>w >y''>
CL o_ w 0- a i
995 -1 04% t oD% 01 y
990
ChM
01 o)
P.01
0 0O
4) N
N0 CO 0 .- • 0 )n.
0, ./: ' i16 n 4 ao
CO CI 01 d) 00 0). 0(0 e
01 01 0 0) ma ) 0 )0 )
L. P. ELEV = 991.26
L.P. STA = 5+ 23. 50
PVI STA = 5+05.00
PV1 ELEV = 990.15
A.D. = 5. 00%.
K = :37.00
185.00' VC
H.P. ELEV = 996.59
H.P. STA = 8+ 42.00
PVI STA = 8+ 12.00
PVI ELEV = 996. 29
A. D. _ -1.00%
K 60.00
985
980
�-
1
)
0
csi
rn
rn
J
w 2 00
co's ?
so i 98col rnrn
rn mrn
H.P. ELEV = 999.22
H.P. STA' = 11+ 14.48
PVI STA = 11+14.50
PVI ELEV = 999. 32
A.D. '-2.01%
K=19.94
40.00' VC
00-
00 N
00 C3
0)
1.007.
/
/
STREET 2
7
a
0
0
Din
m}
II11
> >
> J> J 5
1Iwk w ... . o_,
/0-a%
' Lr, f�, : i' `5 . .
II
n
m
n
Ira
Q.
V:3
ELEV = :. 996.77
0.
105.00 VC
-1.00%
PVC = 16+22.50
LEV = 992.78
= 17+27.50
rn
rn
1, 77%
P'1 STA = 18+25.53
0)
a,
>
5
1
1035
035 -V,1
1030 030
1025 025
1020
1015
1010
1005
1000
995
14 15 16 17 18 X19
1040 g,.
020
015
0 N
mrn
rn
0108
00511
N
M
rn
000`"
5
1
995
990 i 990 -
985 .1 i' `x r, _ 985
1035
1030
1025
1020
1015'`.
11019
1095
1000
995
990
985
10 11 12 13 14
980
1040
180
980
1040
105
103e3
10158r�
1010C, I II
«11.1100671y""-lw
5555
0-11C- CL
1000 _ -
on cow ro'�
mi0 ; of . .
mm Chi 0-031 �rn
L.P. ELEV 999.12
L.P. STA 5+07.16
PVI STA = 5+20.00
90.00' VC ' PVI ELEV = 998.80
H.P.' ELEV = 999.67 : A.D. = 3.11%
H.P.: STA = 4+17.61 K = 28.92
PVI STA = 4+20.00 ' 90.00' VC o
PVI ELEV = 999.91
A. D. = -2.11% - 0
K=42. 61
PVC = 3+75. 00 - o o ... o on
PVT = 4+65.00 : o n
ELEV = 999.46 n i g
ELEV = 999.41 oN
?. 1.00%...
9951
990
1 w
^L
rnto
11 10.
>.
> J
1 w
01035
0
^1030
1025
"1020
8
1015
II
� Lr1010
5
0-1005
.40% 1000
(1) O O
inn M^ cn to
4 xi v)CO a
mrn 02 corn CO 0103 m 01rn
H.P. ELEV = 995.73
H.P. STA = 2+88.36
P11 STA = 2+80.00
P11 ELEV := 995. 95
A. D. _ -3. 13%
K = 19:18
60. 00' VC
O
N
N
a
M
m
II
O
)
II
0.
n.
a,
II
PV1 STA = 4+60. 80
_1:13%....
PV1 ELEV = 993. 91
1035
1030
1025
1020
1015
1010
1005
1000
995
990
985
1 2 3 4 5
STREET 3
1040
1035,8
N 0)
(a
t OtO
8 8 03:03 0 0
1030 H .P. ELEV = 1003.20
H.P. STA = 2+75 .00
PVI STA = 2+30 .00
1025 P11 ELEV = 1002 .30
A.O. = -3 .00% u2
K = 30.00 n
1020 90 .00' VC +
M
II
33
10159
0
1010±
1005a
10001
995 995
0)
CI
II
5
1
h•
PVC = 1 +85 .00
/
N
0
0
w
200%
5
0
980
PVI ELEV - . .1004 .32
990 990 l
1 2 3 4 5 6
STREET 5
1040 1040
0
1035 P
030)
1030
1025
1020
101580 9
O Inc 3 m
00503
1010r.t
oc oc
00
„
or
o�
H.P ELEV = 997. 62
H. P. STA = 3+49.03
PVI STA - 3+50.00
PVI ELEV = 997.85
A.D. _ -2.04%
K = 44.03
90.00' VC
0
I 11 01
0
1005<,7 <can,
_+
55 55 0
100011`-0-. ) 0.
995 r7 1. 008
990 r'
985
980
a
m
II
w
m
rn
CO
MN
mm
mrn;
a
CON
Mi
a0,
< 0 .
mn •
m ,..4 ,, m '0,
L.P. ELEV = 994.53
L.P. STA - 6+90.97
PVI STA -= 6+90.00
PVI ELEV = 994. 30
A. D. -= 2.04%
-1.047
1 7 3
= 6+ 45. 00
K = 44.03
90. 00' VC
0)
II
o N
o ..
'n <
M rn
m
6 7
>
II
w
N-0
0
m o0
a,rn
a
001
00
,`1".
Orn
H.P. ELEV = 997.30
H.P. STA = 10+ 00.00
PVI STA = 10+00.00
PVI ELEV = 997.40
A. D. = -2. 00%
K = 20. 00
1:00%
40. 00' VC
O
0
8
rn
a
0
O
(ovo
N
�+
030
u
>0
0.4_0>D
mm o
mm
L.P.. ELEV = 994.46
L .P. ' STA 13+ 07.97
PV1 STA = 13+25.00
PVI ELEV = 994.15
A.D. =' 3.22%
K _= 27.97
90. 00' VC
N
N'
00
00
00
0)
rn
0
o )0
W - _ 1 II
1.1 - _ - U > '1 H
> Y
w 0-
- 1.00%
STREET 4
8
rn
oo
O O
0
00
H.P. ELEV = 1002.23
H. P. STA = 17+ 13. 25
PVI STA = 17+00. 00
P5 -ELEV - 1002. 47
A.D. _ -3.22%
K=21. 75
70.00' VC
0 0) o
0
+ 0 +
0)
0)
222%
JI
>
0.
e 07
> -
J >
4J
N
0
O
,II
w
"-a
0
00
h
N
33
5
-1 .00%
m
w
5
1035
1030
1025
1020
1015
1010
1005
1000
995
990
985
10 11 17 13 14 15 16 17 18 19 70 71
I`. wutw99 8 Pr9helecl.l Servic e; In c d becalm ervI Bur We plan t e �b a me a mde AL se. rlo.a
7559 An agram f. i I y 011(y an d 8vt 1 =teddy 88 flamed PtOP6 = =1
03.7 Pra irie. MN 55344 WJG IN Me the p d tin Star d SBvwY
PHONE 952-937-5150
FAX 7 031 952-937-5822
nEs 1-888-937-5150 Franda D. Hagen II
Westwo od www. 9e.eraogx 5* Da ta 08/08/13 u ®.. N o. 17716
Deelpad: _ ,DH II
Che cked: 1'010 0
Orene 154
tte®d Ot.. .4= br/date
Prepared for .
980
DR Horton Custom Homes
20860 Kenbridge Ct, S uite 100
Lakeville, MN 55044
1040
1035
1030
1025
1020
1015
1010
1005
1000
995
990
2 3 4
STREET 6
NOT FOR CONSTR UCTI ON
Cavanaugh
Property
Medi na, Minnes ot a
Call 48 Hours be fore digging:
811 or co11811. com
Co mmon Ground Alliance
0' 100' 200' 300'
020140221161. dwg
Dat e 08/08/13 Street 3 of 3
Preliminary Street
Pr ofiles
Date:
13
G , T Y
Comment Card Forum
Agenda Item
MEDINA
Name of Speaker: IRQCIIi R N4 (LL -g/
(please print)
Address: �'S' NPSC,IGA�Mc�
Telephone (optional): b / 2 ' I C' ') — O (o' 4
Representing: N /HIV 0,1 J (S POU 5 r) 5 e L i=
Agenda Item (list number and letter):
Comments t Res gp (0 (., PLAN ALOt\ict tivyZTy
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AGENDA ITEM #7
NORTHWEST ASSOCIATED CONSULTANTS, INC.
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
Scott Johnson, City Administrator
FROM: Nate Sparks
DATE: September 5, 2013
RE: Medina — Fawn Meadows Preliminary Plat & Rezoning
CITY FILE: LR-13-105
Application Date: April 12, 2013
Review Deadline: October 10, 2013 (Rezoning - Extended by Applicant)
December 14, 2013 (Preliminary Plat)
BACKGROUND / SUMMARY OF REQUEST
Money Tree Holdings LLC has made an application for a rezoning and preliminary plat for a
proposed development referred to as "Fawn Meadows". The site is located on a piece of
property just north of and adjacent to the Reserve of Medina preliminary plat. The applicant is
seeking to have the property rezoned from Rural Residential -Urban Reserve to R1, Single
Family Residential and to divide the 10 acre site into 13 parcels.
SUBJECT SITE
The property is a vacant parcel with no road frontage. It is located east of County Road 116 and
south of Hackamore Road. The site is currently vacant and contains some farmland, trees, and
wetlands. It currently has access through a 33 foot wide easement from across other properties
from County Road 116. The proposed division, however, is intended to access from streets in
the Reserve of Medina subdivision. An aerial of the site can be found at the top of the following
page.
COMPREHENSIVE PLAN & ZONING
The Comprehensive Plan identifies the parcel as being guided for a Low Density Residential
land use. This requires a minimum density of 2 units per acre up to a maximum of 3.49 units per
acre. This is the same land use classification as the Reserve of Medina. The gross acreage of the
site is almost 10 acres. After deducting wetlands and buffers the site size is 4.65 net acres. The
minimum number of lots to meet the density is 10. The applicant is proposing 13.
The applicant is proposing to rezone the property from RR-UR, Rural Residential -Urban Reserve
to R1, Single Family Residential. This rezoning classification is consistent with the
Comprehensive Plan and may be deemed acceptable.
If the rezoning were to be approved without the plat, the property could only be put to use as
urban residential in a manner conforming to the Comprehensive Plan. No sewer connections
may be granted to this property until it is divided in a manner consistent with the Zoning
Ordinance and Comprehensive Plan. As RR-UR, the property could be used in the interim basis
with a septic system and well as a rural property with the proper access.
PRELIMINARY PLAT & LOT STANDARDS
The proposed preliminary plat includes 13 single family lots, three outlots, and the dedication of
right-of-way. The lots range in size from 8,560 square feet to 15,462 square feet, with the
majority being between 8,000 and 10,000 square feet. Outlot A is for a wetland and buffer area
on the eastern half of the site. Outlot B is for a storm pond in the southeastern corner of the site.
Outlot C is a proposed partial private right-of-way.
The following dimensional standards apply to single-family residential lots within the R1 zoning
district:
R1 Requirement
Proposed
Minimum Lot Size (single-family)
11,000 square feet
11,070 to 19,687
Minimum Lot Width
90 feet
90 feet
Minimum Lot Depth
100 feet
123 feet
Front Yard Setback
25 feet
25 feet
Front Yard Setback (garage)
30 feet
30 feet
Side Yard Setback (combined)
25 feet (15 & 10)
25 feet (15 & 10)
Side Yard (corner)
25 feet
25 feet
Rear Yard Setback
30 feet
30 feet
Upland Wetland Buffer Setback
15 feet
15 feet
Max. Hardcover
40%
40%
TRANSPORTATION
Streets
The applicant proposes an extension of Foxglove Trail from the Reserve of Medina subdivision.
The proposed right-of-way is 50 feet in width with a 28 foot street surface. A temporary cul-de-
sac is proposed at the western end of the road. All but two parcels derive frontage from this
public right-of-way.
The remaining two parcels are proposed to access via a 20 foot wide private road. This road is
proposed with a 17 foot wide outlot and a 33 foot wide existing road easement that extends from
County Road 116 easterly to this property. This easement is located on the rear side of several
parcels within the Reserve subdivision. Creating a private road in this location will cause the
lots in the Reserve subdivision to be fronted on two sides by streets, which is prohibited by
Section 820.29 Subd. 4 (f).
Section 820.29 Subd. 2 (m) of the City's Subdivision Ordinance requires that all private streets
be located within an outlot and shall be subject to a private road agreement. The outlot is
required to be of the same width as if the street were to be dedicated to the City and the private
street is to be constructed to the standard required for streets that are dedicated to the City. In
this case, the private street surface being provided is 20 feet rather than the minimum standard of
24 feet in width and does not lie within the required 50 foot wide outlot. Lots are not permitted
without frontage on a conforming public or private street within the Urban Service Area pursuant
to Section 820.29 Subd. 4 (g).
In order to prove the access point to the property to the west is usable for continued orderly
development, a ghost plat should be provided.
Trails & Sidewalks
The applicant proposes a sidewalk on the western side of Foxglove Trail. There are no trails
proposed.
UTILITIES & GRADING
Sewer & Water
The applicant proposed to bring sewer and water from the Reserve of Medina subdivision to the
south. The City is also having a trunk sewer main on the rear of the parcels installed. This is a
connection necessary for servicing development within the area.
Stormwater Management & Grading
A storm pond in the southeastern corner of the development is proposed. The pond is a filtration
basin that will require routine maintenance. As proposed, it will be difficult to navigate the steep
terrain and over a retaining wall to the pond and the alternative access is a lengthy approach
through the sanitary sewer easement in the rear. It is recommended that the plat be reconfigured
in order to allow for easier access to the pond from a right-of-way.
Site Grading
The applicant is proposing a system of 4-6 foot tall retaining walls to create building sites for all
lots in Block 2 and one lot in Block 1. As noted in the Engineering comments, this causes
concerns regarding long term maintenance and usability for the lots in question. Such walls that
exceed four feet in height are required to be designed by a civil engineer. In some cases, the
retaining walls lie within the 15 foot wetland buffer setback. It is recommended that the plat be
reconfigured to lessen the reliance on this wall system to have usable parcels.
WATER RESOURCES
Wetlands
There is a 4.74 acre wetland on the northern portion of the site. The wetland was delineated in
conjunction with the planning for the trunk sewer main through the property. Adequate area
exists for required upland buffers. An upland buffer planting plan is required.
Irrigation
Lawn and landscape irrigation systems are not permitted to be connected to the City water
supply in any new development. If there is an intent to have an irrigation system, the applicant
will need to provide an alternative plan with water from stormwater ponds and perhaps
supplemented by private wells. The design of this system will need to be approved by the City
Engineer.
LANDSCAPING & TREE PRESERVATION
Tree Preservation
There are 3934" of significant trees on the site. The applicant is proposing to remove 61% of the
trees. This results in the need for 1345 inches of replacement trees. The applicant has not
proposed a tree replacement plan at this time. It should be noted that 22 additional trees are to be
removed for the City's trunk sanitary sewer project and are not counted against the numbers.
Landscaping
The ordinance requires two trees to be planted on each single family lot, one of which is required
to be located in the front yard. As proposed, the landscaping plan generally meets these
minimum requirements.
PARK DEDICATION
There are no park and trail plan components identified on this parcel. Therefore, it would appear
that cash -in -lieu of parkland dedication would be appropriate. The cash -in -lieu amount is based
on 8% of the value of the land with the minimum cash contribution being $3,500 per dwelling
unit and the maximum at $8,000 per dwelling unit. The Park Commission will review this
proposal at a future meeting and give the Council a formal recommendation.
APPLICATION REVIEW
The subdivision regulations state that the Planning Commission and City Council shall deny
approval of a plat based on one or a combination of the following findings:
(a) That the proposed subdivision is in conflict with the general and specific plans of the
city, or that the proposed subdivision is premature, as defined in Section 820.28.
(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.
If the City does not make these findings, and the proposal is consistent with the Comprehensive
Plan, City ordinances, and other City policies, the preliminary plat should be approved.
RECOMMENDATIONS
The site is appropriate for developing at this time and is consistent with the R1 zoning district
standards. However, there are issues with the development, as proposed. Lots 5 and 6 of Block
1 do not meet the minimum standards of the Subdivision Ordinance in regards to lot frontage,
and the proposed private street to serve these lots create double fronted lots, which is prohibited
by the Subdivision Ordinance. The retaining wall system is concerning and the pond in the
southeast corner will be difficult to access. A possible solution would be to redesign the plat and
move Foxglove Trail further south and west. This would extend the usable area on the lots in
Block 2 and thereby lessening the need for the retaining walls. Also, of concern is the large
amount of tree replacement necessary for this development.
As stated, Staff believes the applicant has demonstrated a conceptual development that could
meet the zoning and density with some adjustment. Therefore, Staff recommends approval of
the rezoning and tabling of the plat to allow for revisions. It should be noted that the property
has more flexibility for use when zoned as UR-RR. If the applicant wishes to extend the review
period of the rezoning pending further review of the plat, the rezoning may be tabled, as well.
If the Planning Commission were to approve the preliminary plat, Staff recommends it be done
with the following conditions:
1) The Applicant shall enter into a development agreement with the City, which shall
include the conditions described below as well as other requirements by City ordinance
or policy.
2) The Applicant shall install all improvements shown on the plans received by the City on
August 16, 2013. The design of all improvements shall be reviewed and approved by the
City Engineer prior to commencing construction.
3) The Applicant shall provide a letter of credit prior to any site construction in an amount
recommended by the City Engineer to ensure completion of the improvements identified
in the approved plans.
4) Prior to final plat approval, the Applicant shall provide detailed construction plans for
review by the City Engineer.
5) The Applicant shall provide park dedication in an amount determined by the City Council
following recommendation by the Park Commission.
6) No lawn or landscape irrigation systems shall be permitted to be connected to the City
water system. The Applicant shall provide details of alternative measures prior to final
plat approval.
7) The applicant shall redesign the cul-de-sac in a manner acceptable to the City Engineer
and Public Works Director.
8) The private road serving Lots 5 and 6 of Block 1 shall be removed and alternative access
to these lots provided. If no such alternative exists, these lots should be removed from
the plat.
9) Lot 7 of Block 1 shall be removed to allow for adequate access to the pond, unless
alternative access acceptable to the City can be provided.
10) A ghost plat concept plan depicting this development's impact on the possibility to
develop on the property to the west shall be submitted.
11) The property shall be placed within a stormwater taxing district.
12) An upland buffer planting plan is required.
13) A tree replacement plan is required.
14) All comments of the City Engineer shall be addressed.
15) All comments of the City Attorney shall be addressed, and the Applicant shall abide by
the City Attorney's recommendations related to title issues and recording procedures.
16) The Applicant shall provide Homeowner's Association documents for City review. This
document shall describe responsibilities for maintenance of stormwater improvements,
buffer yards, and lawn irrigation systems.
17) The Applicant shall obtain necessary approvals and permits from the Elm Creek
Watershed, Hennepin County, the Minnesota Pollution Control Agency, the Minnesota
Department of Health, the Metropolitan Council, and other relevant agencies.
18) The application for final plat shall be submitted to the City within 180 days of
preliminary approval or the preliminary plat shall be considered void, unless a written
request for time extension is submitted by the applicant and approved by the City
Council.
19) 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, construction plans, and other relevant
documents.
POSSIBLE ACTIONS
A. Motion to recommend approval of the requested preliminary plat and rezoning with the
list of conditions.
B. Motion to recommend denial of the requested preliminary plat and rezoning.
C. Motion to approve the rezoning and table the preliminary plat. If the applicant provides
an extension for the rezoning, it could also be tabled pending revisions to the plat.
Exhibits:
1. City Engineer memo dated 5/1/2013
2. Fire Marshal memo dated 4/25/2013
3. Applicant Narrative
WSB
Associates, Inc.
May 1, 2013
engineering• planning• environmental. construction
Mr. Dusty Finke
Planner
City of Medina
2052 County Road 24
Medina, MN 55340-9790
Re: City Project: Fawn Meadows, LR-13-105
WSB Project No. 2065-450
Dear Dusty:
701 Xenia Avenue South
Suite 300
Minneapolis, MN 55416
Tel: 763-541-4800
Fax: 763-541-1700
We have reviewed the preliminary plat and plans dated April 12, 2013, for the Fawn Meadows
subdivision. The plans propose to construct street and utility improvements to serve 13 single family
homes. The plans are very preliminary in detail, and therefore, our comments are limited to the
bigger picture items at this time. More detailed comments will be provided as the plans and plat are
refined and the sewer and water issues are resolved. We have the following comments with regards
to engineering matters.
Sheet C202 Preliminary Plat
1. The westerly side yard drainage and utility easements for Lot 1, Block 2 and Lots 1 and 6,
Block 1 should be 10 feet.
2. Right-of-way curve data should be provided on the preliminary plat.
3. Retaining wall depictions should be removed from the preliminary plat.
4. The right-of-way is shown 50 feet wide where 60 feet is the City standard.
5. The proposed shared access to Lots 5 and 6, Block 1 should be reviewed by the City and the
Fire Marshal.
6. The City should review the pond being located in an easement rather than an outlot.
Sheet C301 Grading Plan
1. The extensive proposed retaining wall systems are likely to be problematic. Issues such as
conflicts with sanitary sewers, drainage and utility easements, unusable back yard spaces,
maintenance access to ponds, and drainage concerns are some of the issues that are going to
be problems and the retaining wall system should be revised and reduced to the extent
possible.
St. Cloud • Minneapolis • St. Paul
Equal Opportunity Employer
wsbeng.com
X:142065-450'.AdminDoesTm,n Alendo Pon Re, ie..-050113. doe
Fawn Meadows
May 1,2013
Page 2
2. The proposed grading south of the site on the proposed roadway does not appear compatible
with maximum allowable roadway grades and should be revised.
3. The grading plan should be revised so as not to direct rear yard drainage towards the homes
on Lots 1-4, Block 1.
4. The grading plan shows no real usable rear yards on Block 2. Most back yards in Block 2
have slopes of 40% away from the homes beginning at the walkout level. We recommend the
grading plan be revised to show at least 20 feet of rear yard at no greater than 10%.
5. It does not appear there will be any maintenance access to the ponding/filtration area. The
grading plan should be revised to show a maintenance access to the ponding/filtration area at
least 10 feet wide and no steeper than 10%.
6. All contours should be clearly labeled.
7. The proposed grading shown for Lot 1, Block 2 stops at a diagonal line and does not tie into
the existing contours. The grading plan should be revised to clarify what grading is intended
for this lot.
8. A temporary easement will be required to complete the proposed grading along the south plat
boundary.
9. A temporary turnaround will need to be designed at the west end of the proposed roadway.
Easements or right-of-way sufficient to support the turnaround construction shall be
provided.
10. Contours around the proposed ponding/filtration area should be more clearly shown and the
line work over the top of the discharge pipe to the pond should be more clearly defined
(steps?).
11. Stormwater Management Plan comments are attached.
Sheet C401 Utility Plan
1. The plan sheet shows a note that the City will design and install the trunk sanitary sewer. The
entire sanitary sewer system proposed for this site depends on other parties designing and
installing sanitary sewer to and through the property. It is our understanding that neither of
the sanitary sewers that would support this site have been designed and approved, and
therefore, it is premature to offer comments on the sanitary sewer at this time.
2. We have the same comments for the water main as we do for the sanitary sewer.
3. If sanitary sewer and water are not available at the property boundaries it will likely be
necessary to follow the Chapter 429 public process to get utilities to the site.
S 101065-450LIdminVDocs1Fm,, Meadows Plan Review-050113.doc
Fawn Meadows
May 1,2013
Page 3
4. The City does not allow irrigation from the municipal water system. Future submittals should
identify how water will be supplied for irrigation.
As noted in the beginning of this letter, these are preliminary comments based on a very preliminary
plan submittal with many unresolved issues.
Please contact me at 612-209-5113 if you have any questions.
Sincerely,
WSB & Associates, Inc.
7;4 3/#1* —J
Tom Kellogg
Attachment
srb
K:101065-450UdminlDocsTnnm Nendovks Pk,, Revi 050113 doc
WSB
& Associates, Inc.
engineering• planning• environmental. construction
Memorandum
To: Tom Kellogg, PE, City Engineer
City of Medina
From: Earth Evans, PE
Water Resources Project Manager
WSB & Associates, Inc.
Date: May 1, 2013
Re:
Fawn Meadows
Preliminary Stormwater Management Plan Review
City Project No. LR-13-105
WSB Project No. 2065-450
701 Xenia Avenue South
Suite 300
Minneapolis, MN 55416
Tel: 763-541-4800
Fax: 763-541-1700
We have completed a preliminary review of the stormwater management plan for the Fawn Meadows
development. The site is located south of Hackamore Road, east of Pinto Drive/County Road 116.
Documents provided for review include the following:
• Stormwater Management Plan prepared by EVS, including HydroCAD and P8 calculations
dated 4.12.13
• Existing and Proposed Drainage Maps
• Preliminary Grading and Utility Plans dated 4.12.13
These plans were reviewed for general conformance with the City of Medina's Stormwater Design
Manual and general engineering practices for stormwater management. Based on this review, we
offer the following comments:
1. Storm sewer sizing calculations should be provided in future submittals.
2. Documentation showing NPDES permit coverage must be provided to the City prior to start
of construction.
3. An Elm Creek Watershed Management Commission permit must be obtained by the
applicant for the proposed development.
4. A Department of Natural Resources (DNR) public waters work permit will be required for
any work below the ordinary high water level (OHW) of the existing wetland in the center of
the site.
St. Cloud • Minneapolis • St. Paul
Equal Opportunity Employer
wsbeng.com
K:102065-450,1d,ninD,,,, limn Meadow, S, ,,, v¢.r .Management Plan Revie,. 042213.doc
Fawn Meadows
Stormwater Management Review
City of Medina
Page 2
5. Contours should be clearly labeled. Please provide a 20 scale plan sheet of the proposed
pond grading.
6. Please provide a detail of the proposed pond outlet structure. It appears the outlet pipe will
conflict with the footings for the proposed wall.
7. Adequate freeboard is provided to the low properties from the 100 -year 894 HWL of the
DNR wetland.
8. The DNR wetland outlet is a 24 -inch pipe under Hackamore Road at elevation 981.4 and the
OHW elevation is 983.5. The existing groundwater elevation is likely 982+/-. The proposed
filtration basin adequately addresses the potential for encroachment into the groundwater by
incorporating a capped draintile. The draintile is at elevation 985.0 which provides 3 feet of
separation to the estimated groundwater elevation.
9. The project meets the City's requirement for a 20% reduction in phosphorus from existing
conditions. The filtration volume provided meets the City's requirement.
10. Steep slopes are proposed on the rear yards of Lots 1-7, Block 2.
K:102065-450WebnlnlDoesI min A/eadems Stormataer A/nnayemrm Plan Review 042213.dnc
METRO WEST INSPECTION SERVICES, INC.
Loren Kohnen, Pres.
April 25, 2013
TO: Debra Peterson
Planning Assistant
FROM: Loren Kohnen
RE: Fawn Meadows
Medina, Minnesota
PRELIMINARY PLAT
(763) 479.1720
FAX (763) 479-3090
Mtrowst76@aol.com
In reviewing the above -captioned item, I note the following:
1) Plan shows road width 30' at South end and 30' away, it shows
28'.
2) An extra fire hydrant is required. The ones shown are spaced
to far apart.
3) Temporary cul-de-sac is required at end of street.
4) No parking on side of street where sidewalk is located.
5) Fire hydrants should be on same side of street as sidewalk
for safety.
6) Fire hydrant required in front of Lots 5 & 6, Block 1.
7) There will be times when homeowners and construction workers
plus fire fighting vehicles will not be able to enter or leave
because of narrow street.
8) An approved system to carry foundation drainage water to ponds
should be_ provided.
LK:jg
Box 248, Loretto, Minnesota 55357
ENGINEERING 1 SURVEYING 1 ENVIRONMENTAL 1 PLANNING
Rezoning and Preliminary Plat — Fawn Meadows
On behalf of Money Tree Holdings LLC, we are pleased to present to the City of Medina our
preliminary plat and development plans for Fawn Meadows— a 13 lot residential subdivision. In
conjunction with the preliminary plat approval, Fawn Meadows is also requesting the proposed land be
rezoned from rural residential/urban reserve to R-1 — consistent with City's future land use plan.
The preliminary plat plan meets the required minimum density for the property, 2.0 units per
acre, which is consistent with the City's Future Land Use Map — Low Density Residential, The
proposed density for the site — based on the approximate wetland line — is 2.27 units per acre.
This development will obtain access from Foxglove Trail as proposed by Toll Brothers, Inc. as
part of The Reserve of Medina. The property also maintains direct access to County Road 116 through
an existing 33 foot access easement along the north edge of The Reserve of Medina. Fawn Meadows
proposes to use this easement access, along with an additional 17 feet of dedicated R -O -W to provide
access for Lots 5 & 6, Block 1.
The City of Medina is proposing to construct a trunk sanitary sewer adjacent to the wetland
along the back sides of Lots 1- 7, Block 2 to serve the east portion of The Reserve of Medina. It is our
understanding this sanitary sewer main will provide direct service for Lots 1-7, Block 2. As part of the
City design process, they will provide wetland delineation for our site and adjacent properties, along
with a tree removal / replacement plan associated with the sewer construction. As such, although the
Fawn Meadows preliminary plat plans provide a tree preservation / replacement plan and calculation, no
additional tree replacement is proposed on our landscape plan at this time. Further, we understand that
final site design for the City's sanitary sewer project will require some coordination with the
development plans for Fawn Meadows, particularly related to tree removal, retaining wall placement
and pond design.
We look forward to creating this new neighborhood for the City of Medina to complement the
many fine neighborhoods in the City. We stand available to answer any questions or issues you may
have now and in the future.
Please contact Dave Nash at EVS if you have any questions regarding the submitted preliminary
plans and plat for Fawn Meadows. Thank you.
Dave Nash, PE
EVS, Inc. I Director of Residential Development
Direct: (952) 646-0253 I Cell: (612) 242-0530
dnash®evs-eng.com
AP ( 1 2 2013
EVS 110250 Valley View Rd., Suite 1231 Eden Prairie, MN 55344-35341 Phone: 952.646.02361 Fax: 952.646.02901 www.evs-eng.com
33' ROADWAY EASEMENT
PLANTING NOTES
1. ALL PLANTS MUST BE HEALTHY. VIGOROUS MATERIAL, FREE OF
PESTS AND DISEASE AND BE CONTMNER GROW N OR BALLED AND
BURLAPPEO AS INDICATED IN THE LANDSCAPE LEGEND.
2. ALL TREES MUST BE STRAIGHT TRUNKED AND FULL HEADED AND
MEET ALL REQUIREM NT5 SPECIFIED.
3. THE LANDSCAPE ARCHITECT RESERVES THE RIGHT TO REJECT
ANY PLA NTS WHICH ARE 00090D UNSATISFACTORY BEFORE,
DURING, OR AFTER INS TALLATION.
4. NO SUBSTITUTIONS OF PLANT MATERIAL SHALL BE ACCEPTED
UNLESS APPROVED IN WR ITING BY THE LANDSCAPE ARCHITECT.
5. ALL PLANTING S TOCK SHALL CONFORM TO THE 'AMERICAN
STANDARD FOR NURSERY STOCK. ANSI -Z60. LATEST EDITION. OF
THE AMERICAN ASSOCIATION OF NURSERYMEN, INC. A ND SHALL
CONSTITUTE MINIMUM QUALITY REQUIREMENTS FOR PLANT
MATERIALS
8. EXISTING TREES AN0 SHRUBS TO REMAIN SHALL BE PROTECTED
TO THE DRIP UNE FROM ALL CONSTRUCTI ON TRAFFIC. STORAGE OF
MATERIALS ETC. WITH 4' HT. ORANGE PLASTIC SAFETY FENCING
ADEQUATELY SUPPORTED BY STEEL FEN CE POSTS 6' 0.C. MAXIMUM
SPACING.
7. ALL PLANT MATERIAL OUAR1111ES, SHAPES OF BEDS AND
LOCATIONS SHOW N ARE APPROXIMATE. CONTRACTOR SHALL BE
RESPONSIBLE FOR COMPLETE COVERAGE OF ALL PLANTING BEDS AT
SPA CING SHOW N A ND ADJUSTED TO CONFORM TO THE EXACT
CONDITIONS OF THE SITE THE LANDSCAPE ARCHITECT SHALL
APPROVE THE STAKING LOCATION OF ALL PLANT M ATERIALS PRIOR
TO INSTALLATION.
8. ALL TREES MUST BE PLANTED, MULCHED, AND STAKED AS
SHOWN IN THE DETAILS
9. ALL PLANTING AREAS MUST BE COMPLETELY MULCHED AS
g. 91/11531: SHREDDED HARDWO OD MULCH. GLEAN AND FREE OF
NOXIOUS W EEDS OR OTHER DELETERIOUS MATERIAL. IN ALL MASS
PLANTING BEDS AND FOR TREES, UNLESS INDICATED AS ROCK
MULCH ON DRAWINGS SUBMIT SAMPLE TO LANDSCAPE ARCHITECT
PRIO R TO DEIJVEAY ON -SITE FOR APPROVAL DELVER M ULCH ON
DAY OF INSTALLATION. USE 4' FOR 16 ELS, SHRUB BEDS, AND 3'
FOR PERENNIAL/GROUND COVER BEDS, UNLESS OTHERWISE
DIRECTED.
11. 1HE PLAN TAKES PRECEDENCE OVER THE LANDSCAPE LEGEND
IF DISCREPANCIES EXIST. THE SPECIFICATIONS TAKE PRECEDENCE
OVER THE PLANING NOTES MID GENERAL NOTES
12. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL MULCHES
AN0 PLANING SOIL QUARTTES TO COMPLETE THE W ORK SHOWN ON
THE PLAN. VERIFY ALL QUANTITIES 91001 ON THE LANDSCAPE
LEGEND.
13. LONG-TERM STCRAGE OF MATERIALS OR SIPPUES ON -SITE
WILL NOT BE ALLOWED.
14. THE CONTRACTOR SHALL KEEP PAVEMENTS, PLA NTER S AND
BUILDINGS CLE AN AND UNSTAINED. ALL PEDESTRIAN AND WH IT,
ACCESS TO BE MAINTANEO THROUGHOUT CONSTRUCTION PERIOD.
ALL W ASTES SHALL BE PROMPTLY REMO VED FROM TH E SITE. ANY
PLANT STOCK NOT PLANTED ON DAY OF DELIVERY SHALL BE HEELED
N AND WATERED UNTI L INSTALLATIO N. PLAN TS NOT MAINTAINED IN
THIS MANNER WILL BE REJECTED. ANY DAMAGE TO D OSING
FACILITIES SHALL BE REPAVED AT THE CONTRACTOR'S EXPENSE.
15. THE CONTRACTOR SHALL BE RESPONSIBLE FOR COUPLING
VATH ALL APPUCABLE CODES. REGULATIONS, AND PERM ITS
GOVERNING THE WORK.
18. LOCATE AND VERIFY ALL UTILITIES INCLUDING IRRIGATION UNE$
MT1 THE OWNER FOR PROPRIETARY UTUI ES AND GOPHER STATE
ONE CALL AT 454-0002 (TW IN CITES M ETRO AREA) OR
800-252-1166 (GREATER MINNESOTA) 48 HOURS BEFORE DIGGING.
CONTRACTOR S HALL BE RESPONSIBLE FOR THE PROTECTION AND
REPAIR OF ANY DAMA GES TO SAME NOTIFY 114E LANDSCAPE
ARCHITECT OF ANY CONFU CTS TO FAOUTATE PLANT RELOCATION.
17. USE ANTI -DESICCANT (111LTPRUF OR APPROVED EQUAL) ON
DECIDUOUS PLANTS MOVED IN LEAF AND FOR EVERGREENS MOVED
ANYTIME APPLY AS PER MANUFACTURER'S INSTRUCTION. ALL
EVERGREENS SHALL BE SPRAYED IN THE LATE FALL FOR WINTER
PROTECTICN DURIN G WARRANTY PERIO D.
18. PLANTING SOIL FOR TREES. S HRUBS AND GROUND COVERS
FERTILE FRIABLE LOAM CONTAINING A UBERAL AMOUNT OF HUMUS
AND CAPABLE OF SUSTAINING VIGO ROUS PLANT GROWTH. IT SHALL
COMPLY YAM 91/DOT SPECIFICATION 3877 TYPE B SE LECT TOPSOIL
MIXTU RE SHALL BE FREE FROM HARDPAO< SUBSOIL STONES
CHEMICALS, NOXIOUS WEEDS ETC. SOIL MIXTURE SHALL HAVE A PH
BETWEEN 6.1 AND 7.5 MID 10-10-10 FERTUZER AT THE RATE 00 3
POUNDS PER CUBIC YARD, IN PLANTING BEDS INCORPORA TE THIS
MIXTURE THROUGHOUT THE ENTIRE BED 8Y ROTOTWNG INTO THE
TOP 12. OF SOIL
19. ALL PLANTS SHALL BE GUARANTEED FOR ONE COMPLETE
)IRONING SEASON (APRIL 1 - NOVEMBER 1), UNLESS OT HERWISE
SPE0FIED. THE GUARANTEE SHALL COVER THE FULL COST OF
REPLACEMENT INCLUDING LABOR AND PLANTS
20. CONTRACTOR SHALL NOTIFY TH E LANDSCAPE ARCHITECT AT
LEAST 3 DAYS PRIO R TO PLANNED DWYER7. THE CONTRACTOR
SHALL NOTIFY THE LANDSCAPE ARCHITECT AT LEAST 24 HOURS IN
ADVANCE 00 BEGINNING PLANT INSTALLATION.
21. SEASONS/11ME OF PLANTING NOTE: 114E CONTRACTOR MAY
ELECT TO PLANT IN OFF-SE ASONS ENTIRELY AT HIS/HER RISK.
DECIDUOU S POTTED PLANTS
APRIL 1 -JUNE 1; AUG 21-NOV. 1
DECIDUO US B&B:
APRIL 1 -JUNE 1; AUG 21-NOV. 1
EVERGREEN POTTED PLANTS
APRIL 1 -JUNE 1; AUG 21-OCT. 1
EVER GREEN 8418:
APRIL 1 -M AY 15; AUG 21-SEPT. 15
22. MAI NTENANCE SHALL BEGIN IMMEDIATELY AFTER EACH PORTON
OF THE WORK IS IN PUCE PLANT MATERIAL SHALL BE PROTECTED
AND AIM/TAMED UNTIL THE INSTALLATION OF THE PLANTS IS
COMPLETE. INSPECTION HAS BEEN MADE, AND PLANTINGS ARE
ACCEPTED EXCLUSIVE OF THE GUA RANTEE MAINTENANCE SHALL
INCLUDE WATERING, CULTIVATING, MULCHING, REMOVAL OF DEAD
MA TERIALS, RE -SETTING PLANTS TO PROPER GRADE AND KEEPING
PLANTS IN A PLUMB POST1011. AFTER ACCEPTANCE, THE OWNER
SHALL ASSUME MAINTENANCE RESP0N8BIU TES HOWEVER, THE
CONTRACTOR SHAD. CONTINUE TO 61 RESPONSIBLE FOR KEEPING TIE
TREES PLUMB TIOUGHOUT THE GUARANTEE PERIOD.
23. ANY PLANT MATERIAL WHICH DIES TURNS BROWN , OR DEFOJATES
(PRIOR TO TOTAL ACCEPTANCE OF THE WORK) SHALL 8E PROMPTLY
REMOV ED FR OM THE 511E AND REPLA CED WTI MATERIAL OF THE SAME
SPECIES, OUARTITY. AND SZE AND TEEING ALL LANDSCAPE LEGEND
SPECIFICATIONS
26. WATERING, MAINTAIN A WATERING SCHEDULE WHICH WILL
THOROUGHLY WATER ALL PLANTS ONCE A WEEK. IN EXTREMELY HOT.
DRY WEATHER, WA TER M ORE OF1EN AS REQUIRED BY INDICATIONS OF
HEAT STRESS SUCH AS W1LTN0 LEAVES. CHECK MO ISTURE UNDER
MULCH PRIOR TO W ATERING TO DETERMINE NEED. CONTRACTOR SHALL
MAKE THE NEC ESSARY ARRANGEMENTS FOR WATER.
25. CONTRACTOR SHALL REQUEST IN WRITING A FINAL ACCEPTANCE
INSPECTION.
26. SEE SHEET 2. 01 FOR PROPOSED IRRIGA TION SYSTEM.
27, ALL DISTURBED AREAS TO BE SE EDED, A RE TO RECEIVE 4. TOP
SOIL SEED. MULCH, AND WATER UNTIL A HEALTHY STAND OF GRASS 15
OBTAINED.
1. SCARIFY BOTTO M AND SIDES OF HOLE PRIOR
TO PL ANTIN G
2. TRIM OUT DEAD WOOD AND WEAK AND/OR
DEF ORMED TWIGS. DO N OT CUT A LEADER. W
NOT PAINT CUTS .
3. SET PUNT ON UNDISTURBED NATIVE SOK OR
THOROUGHLY C OMPACTED BACKFILL S OIL.
INSTALL PUNT SO THE ROOT FLARE IS AT OR UP
T OY AB OVE T HE FINIS HED GR ADE.
0. PLACE PLANT IN PLANTING HOLE WITH BURL AP
AND MARE BASKET , (IF USED), INTACT. BACKFILL
WITHIN APPROXIMATELY 12 . OF THE TOP OF
R OOTBALL. WATER PLANT. RE MOVE TOP 1/3
OF THE BASKET OR THE TOP TWO
H ORIZ ONTAL RINGS . W HICHEVER IS GREATER .
REMOVE ALL BURLAP AND NAILS FR OM TOP
1/30F THE BALL. REM OVE 61.1 T WINE .
5. PLUMB AND BACKFILL `*1T* BACKFILL
S OIL.
B. WATER TO SETTLE PLANTS AND FILL
V OIDS.
7. WATER WITHIN T WO H OURS OF
INSTALLATION. WATERING MUST BE
SUFFICIENT TO THOROU GHLY
11S HHAllllTUUFRATE ROOT BALL AND PUNTING
e.YLAcE MULCH WITHIN 48 H060S
OF THE SECOND WATERING
UNLESS SOIL MOISTURE IS
EX CESSIVE.
NOTE. GUY ASSEMBLY OPTIONAL BUT
CONTRACT OR ASSU MES FULL
RESPONSIBILITY FOR MAINTAINING
TREE N A PLUMB POSITION FOR THE
DURATI ON OF THE GU AR ANTEE
G UY ASSEMBL Y- IS- POL YPROPYLE NE
OR POLYETHYLENE 000 MIL) 1-1/ Y WIDE
STR AP (TYP) D OUBLE ST RAND 10 G A.
WIRE, 2- 4 ROLLED STEEL P OSTS
( MnDOT 3001) 8180' O. C. (SEE STAKING
DIAGRA M)
C OORDINATE
STAKIN G TO INSURE
UNIFORM
ORIE NTATION OF
',LINES AND
AKES
STAKING DIAGRAM
GUY WIRE WITH WEBBING
FL AG GING ONE PER WIRE
4'6 ' SHREDDED BARK MULCH
2'02124' WOOD STAKE SET AT
ANGLE -STAKE T OP BELOW GRADE
EXISTING GRADE
MINIMUM 1/2 WIDTH OF ROOT BALL
PLANTING SOIL MIXTURE (SEE SPEC.)
11� /UNDISTURBED ORSTABILIZ ED
�/ SUBS OILS
0 CONIFEROUS TREE PLANTING DETAIL
NO SCALE
PLAN
8' 2 PLY RUBBER HOSE
DOUBE STRAND 12 GAUGE TRE
COVERED W/2 -PLY RUBBER 1106E
PA NTED MUCRESCENT ORANGE
WHITE R AGGING (TI P.)
TEE WRAP
4 NOTES MULCH
4 NCH DEE P SAUCER
IF ST EEL TEE POST- 3 REQUIRED AT 120'
BACK FILL MIX
UNDISTURBED SUBSOIL
REMOVE R ROPE
FROM 106 1 O 111E BALL
NOTE: SEE PLANTING NOTES FOR THE TYPE OF MULCH MATERIAL TO USE
ODECIDU OUS TREE PLANTING DETAIL
NO SCALE
Ma LANDSCAPE LEGEND
FEY BOTANICAL NAME COR,I MON NA ME SIZE ROOT OW REMARKS
DECIDUOUS TREES
11/47
A cer muN amm' Gree n Mou ntain'
S ugar M aple 8 c ullvars
2.5'
BB
8
es
Ce4Baoccidwitali s
bl ackberry
2.5'
BB
4
/
0/
Tilia ameri cana
American Linde Tel n
2 .5'
BB
6
=
Ou ercua cobr a
NORTHERN RED OAK
25'
BB
8
LANDSCAPE REQUIREM ENTS/CALCULATIONS
LAND SC APE REQUIREMENTS
TREES PER SF LOT 2 X13.26
REQUIRED TREE REPLACEMENT
to be determined
0 50 100
SCALE IN FEET
EN GINEERIN G
SUR VEYIN G
EN VIRON MENTAL
PLANNING
EVS, INC .
10250 Vall ey View R oad, S uite 123
Eden Prairi e, Mi nnes ota 55344
Ph one:952-646. 0236
Fax: 952-648-0290
www .evs- eng.com
G 1 T Y 0
/g14
MEDINA
City of Medin a, MN
2052 C ounty Road 24
Medi na, Minn esot a 55340
Ph one: 763-473-4643
Fax:763.473-9359
www .ci.m edi na.mrtus
PRELIMINARY PLAT
AUGUST 16, 2013
PR OJ ECT
FAWN MEADOWS
LOCATION
MEDINA, MN
SHE ET
LANDSCAPE PLAN
# DATE R EVISION
A 8/18/13 CITY COMME NTS
1 HER EBY CERTIFY TI T AT THIS PLAN,
SPECIFICATI ON, OR REPORT WAS
P REPARED BY ME OR UN DER MY
DIRECT SUPERVISIO N AND TIIAT 1
AM A DULY LICENSE)) IANDSCA PE
ARCHI TECT UNDER '1'1 IE TAWS 00
'1 'I IE STATE OF MINNESO TA.
Kathleen O'C on nell
DA TE 4/12T 2013
RE GISTRA TIO N NUMBER 20862
DR AWN BY
KO
D ATE
04.12 .2013
CHECKE D BY
KO
P ROJ ECT #
2013-016 ,1
SHEET NUMBER
L101
See S70 -13 for filter and
dralntlle In stallatio n
Planting Mediu m (See No te)
EL=987.9
EL=988.5
EL=985.0
PLANTING MEDIUM NOTE
IT MN DEPTH OF PLANTING MEDIUM
W ELL BLENDED UNCOMPACTED
HOMOGENIUS MXTURE OF. 50.60%
SAND (FINE FILTER AGGREGATE
MNDOT 31492) OR AASHT0 M5)
20-30% TOPSOIL IMNDOT 3877A WITH
LESS THAN 5%CLAY COMPONENT
AND GREATER THAN 5%ORGANIC
COMPONENT)
20-30% COMPOST (MOOT GRADE 2)
(EXTEND T09.48 ZONE 2 BDRY)
Filter Fa bnc
on tops es a ..,,
Vegeta tion
Refer to
Filtration Detail Plan Vow"
Diagram
carify w ith native so il
5-10
FILTRATION DETAIL
SECTON VIEW Ns
Zone 3
Sideslo pe
3:1
Max
So d or
Seed
Native
or Turf
Min 1.0'
abo ve
EL=988.0
20N5 A TYP. PLUG SCHEDULE
NAM E
tb% Care x Waal. 225 PER WO SF
25%JLWOW an. K Nmr•• e oo upsl
],a,Na : itut: oBL rACW,_en:1o n
QUAN
Dra ln tila to rou te to OCS#1
2"X6" KEYWAY
CAST INTO WALL
BY SUPPLIER
BAFFLE WALL
MUST BE
POURED IN
PLACE
6" DIA. HOLE IN
BAFFLE WALL
UM
See STO-13 De tal
ng
Width ho rn Draln die
Location
Plan t with Plugs
Max Slo pe 1%
S,e Plan fo r Appro x. Bdry
EL=987.52
Zone 2
Max Sideslo pe 20%
\ /Seed MN 310 or 328 (n ative )
FILTRATION DETAIL
PLAN VIEW nis
POND "A" (IN)FILTRATION
H OLE FOR
12" RCP
6" DIA. HOLE IN BAFFLE
WALL W/ PVC NIPPLE
AN D REMOVABLE C AP
ELEV = 988.0
WATERTIGH T
CONNECTION
HOLE FO R 6' DIAMETER
DRAINTILE INLET PIPE
ELEV=985.0
AG GREGATE
(MNDOT SPEC, 3149H MOD. ) CAPPED
WITH MIN. 6" CONCRETE.
BASIN NOT TO SCALE
G ROUT WEIR
WALL JOINTS
PLAN VIEW
2.0' 2.0'
6' 0 HOLE IN
BAFFLE WALL
ADDITIONAL #4'S
X 4-0' LONG
#4Q12"
HORIZONTAL
#4 @ 12"
VERTICAL
SECT ON A -A
CONCRETE BAFFLE WALL
R-4342 BEEHIVE
GRATE TC
ELEV. =989.5
-4-4' DIA.
HOLE FOR 12' DIA.
OUTLET PIPE
OUTLET ELEV.
ELEV. =985.5
NOTE:
WHEN BAFFLE WALL HEIG HT IS
GREATER THAN 3' ABO VE
OUTLET ELEV. THE FO LLO WING
SHALL BE REQUIRED:
1. STEPS
2. 6' DIAM ETER MH
SANM H x10
RIM=985. ]3
8. PVC®
STU B
H YDRAN T AND
GV ASSEMBLY
SANMH 018
RIM =98400
LEGEND
-SA ,^
_AIM-1� e3a
00(6)110904 /
SANMH
RIM=100 517
INV(W)
NVISE194500
HYORAN
GV ASSE
SANMH I05
RIM =1022.00
INV(E)=1010. 00
NO TES
00600
RIM=994. 23
HYDRA AND
OV ASSEM BLY
SANMH A
--N I804040. ::
INV{N =88].90
> INV((
INV(S = 99T B0
10- 8- • 0 44.95
---CONNECT-TOEX LSIING 51110
1901,)=988.43
SANITARY SEWER TO BE CO NSTRUCTED
BY O THERS
SANMH /21
RIM=87581
1. THE CO NTRACTO R IS SPECIFICALLY CAUTIONED THAT THE LOCATION AND/OR ELEVATION OF EXISTING
UTILITIES AS SHOWN ON THESE PLANS IS BASED ON RECORDS OF THE VARIOUS UTILIT Y COMPANIES AN D,
WHERE PO SSIBLE, MEASUREMENTS TAKEN IN THE FIELD. THE INFORMATION IS N OT TO BE RELIED ON AS
BEING EXACT OR CO MPLETE. THE CONTRACTO R MUST CALL THE APPROPRIATE UTILIT Y COMPANY AT
LEAST 48 HOURS BEFORE ANY EXCAVATION TO REQUEST EXACT FIELD LOCATION OF UTILITIES. IT SHALL
BE THE RESPO NSIBILITY OF THE CONTRACTOR TO RELOC ATE ALL EXISTING UTILITIES WHI CH CONFLICT
WITH THE PRO PO SED IMPROVEMENTS SHOWN ON THE PLANS. THE LOCATIONS OF S MALL UTILITIES SHALL
BE OBTA INED 8Y THE CONTRACTOR, BY CALLING GOPHER STATE ONE CALL AT (651) 454-0002.
2. SAFETY NOTICE TO CO NTRACTORS: IN ACCO RDANCE WITH GENERALLY AC CEPTED CONST RUCTION
PRACTICES, THE CONTRACTOR SILL BE SO LELY AND COMPLETELY RESPONSIBLE FOR CONDITIONS ON
THE JO B SITE, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY DURI NG PERFORMAN CE OF THE
WO RK. THIS REQUIREMENT WILL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING
HOURS. THE DUTY OF THE ENGINEER OR THE DEVELOPER TO CONDUCT C ONSTRUCTIO N REVIEW OF THE
CONTRACTOR'S PERFORMANCE IS NOT INTENDED TO INCLUDE REVIEW OF THE ADEQUACY OF THE
CONTRACTOR'S SAFETY MEASURES IN, ON OR NEAR THE CONSTRUCTION SITE .
3. ALL AREAS O UTSIDE THE PRO PERTY BOUNDARIES THAT ARE DISTURBED BY UTILITY CONSTRU CTION
SHALL BE RESTORED IN KIND. SODDED AREAS SHALL BE RESTORED WITH 6 INCHES OF TOPSOIL PLACED
BENEATH THE SO D.
4. FINISHED GRADE IS THE CENTERLINE PROFILE. MANH OLE RIMS DEVI ATE FR OM THE CENTERLINE
ELEVATIO N AS A RESULT OF THEIR OFFSET AND ARE SHOWN ACCORDINGLY.
5. SEWER SERVICE STATI ON SHOWN IS THE DISTANCE FRO M DOWNSTREA M MANHOLE TO WYE
CO NNECTION.
CITY TO COORDINATE FINAL WYE
LOCATIONS BEFO RE CO NSTRUCTION
\
\
4• SERVE STUB
5'(TYP) \
FROM TH E RESERV E. PLANS
\
CONNECT TO EXISTI NG ST UB
ANMH p8
R 89.55
3
R
•/• / 1
GATE VALVE
HYDRANT
WATERMAIN
SANITARY MANHOLE
SANITARY SEWER
STORM CATCH BASIN / OUTLET C ONTROL STRUCTURE /
FLARED END SECTION
STORM SEWER
SANITARY SEWER & WATERMAIN MATERIAL NOTES
ALL MATERIALS SHALL BE AS SPECIFIED IN CEA M SPECIFICATIONS EXCEPT AS
MODIFIED HERI N.
1. ALL MATERIALS SHALL C OMPLY WITH THE REQUIREMENTS OF THE CITY.
2. ALL SANITARY SEWER TO BE PVC SDR-35 FROM 0-18' DEEP, OR SD R-26 FROM
>18' DEEP, UNLESS NOTED OTHERWISE.
3. 12 INCH WATERMAIN TO BE PVC C-900 DR14, AND 8 INCH WATER MAIN TO BE
PVC C-900 DRIB WITH 7.5 FEET MINI MUM COVER.
4. ALL WATERMAIN SERVICES SHALL BE I INCH HDPE .
5. ALL SANITARY SEWER SERVICES TO BE PVC SCHEDULE 40.
6. NO PRIVATE IRRIGATION SYSTE M SHALL CONNECT TO CITY OF ME DINA
WATERMAIN.
ENGINEERING
SURVEYING
ENVIRONMENTAL
PLANNING
EVS, INC .
10250 Valley Vi ew R oad, Suit e 123
Eden Prairie, Minnesot a 55344
Pho ne: 952846-0238
Fax: 952-846-0290
s ww. evs- eng .c om
MEDINA
City of M edi na, MN
2052 County R oad 24
Medin a, Minn es ota 55340
Phone: 753-473-4643
Fax: 763-473-9359
www.ci .medina .mn.us
PRELI MINARY PLAT
AUGUST 16, 2013
P ROJEC T
FAWN MEADOWS
L OCA TION
MEDINA, MN
SH EET
UTILITY PLAN
# DAT E REVISION
A 8/18/13 CITY CO MMENTS
I H EREB Y CERTIFY TFIAT'1'HIS
PL AN, SPECIFI CATION, OR
REPOR T WAS PR EP AR ED BY ME
OR UNDER MY DIRECT '
SUPERVISION AND TI IAT i AM A
DU LY LICENS ED PROFESSIONAL
ENGINEER UN DER TIIE LAWS OF
THE S 'T'ATE OF MI NNESO TA.
David Nash
DAI'I/ 8/ 16/ 2013
R EGI STRA'T'ION NUMBER 21836
DR AWN BY CH EC KED BY
BJ - DS DN
DAT E PR OJECT #
8.16.2013 2013-016.1
SHEET NUMBER
0 50 100
SCALE IN FEET
C401
LEGEND
NOTE TO CONTRACTOR
MACHINE SLICED SILT FENCE
INLET PR OTECTION DEVICE - IN STREET
EXISTING C ONT OUR
PROP OSED C ONTOUR
THE ERO SIO N CONTROL PLAN SHEETS ALONG WITH THE REST OF THE SWPPP
MUST BE KEPT O NSITE UNTIL THE NOTICE OF TERM IN ATION IS FILED WITH THE
MPCA. THE CONTRACTOR MUST UPDATE THE SWPPP, INCLUDING THE EROSION
CONTROL PLAN SHEETS AS NECESSARY TO INCLUDE ADDITIONAL
REQUIR EMENTS, SUCH AS ADDITIONAL OR MO DIFIED BMPS D ESIG NED TO
CO RRECT PROBLEMS IDENTIFIED. AFTER FILING THE NOTICE OF TERMINATION,
THE SWPPP, INCLUDING THE EROSIO N CONTROL PLAN SHEETS. AND ALL
REVISIONS TO IT MUST BE SUBM ITTED TO THE OWNER, TO BE KEPT ON FILE IN
ACCORDANCE WITH THE RECORD RETENTION REQUIREMENTS DESCRIBED IN
THE SWPPP NARRATIVE.
1
NOTE: PLACE TACK CO AT (M NDOT
2357) BETWEEN LIFTS
1 5' TYPE WEARING COURSE MIXTURE
(SPWE240B)
2 0' TYPE NON -WEARING COURSE
MIXTURE (SPNW230B)
12* CLASS 5 AGGREGATE BASE, 100% CRUSHED
GEOTEXTILE FABRIC
• GEO TECHNICAL ENGINEER TO APPROVE FINAL SUBGRADE IN THE FIELD
BIT. PAVEMENT - RESIDENTIAL
C301
NOT TO SCALE
R/W
CONCRETE
SIDEWALK
2 0%
5'
BLVD
2. 0%
25'
/
1015.0
B/y a6121
1018.0
/ / B/W 10
j
/
B/W 101
1 / N.
\ / \
TNV994.0 0 ��.--YID. \
1073 .5
0 ' ACCESS 1° %
14'
SU RMOUNTABLE CONCRETE
CURB 8 GUTTER
2_0%
25
L
1
GRADING N OTES
RMJ
2.0%
2_0°/
4" PERFO RATED D RAINTILE IN
FILTER SOCK BEDDED IN PEA
RO CK (SEE CITY DETAIL).
SEE RESIDENTAIL
SECTIO N DETAIL
RESIDENTIAL - TYPICAL SECTION
T 92.0
,B/W 9::.0
DRAINTILE INSTALLED 50' EACH SIDE OF LOWPOINTS
NOT TO SCALE
TM/ 992.0
/W 988 .0
C
OUTLOT A
SILT ' ENCE OHW = 983 .5
H WL = 984.0
\
\
TAN 992.0
B/W 988.0
\
20' POND MAINTENAN
Il EASE MENT
PAI 986 .1
AN 993.0
/W 992.0
T/W 991
TNV 9$$,9''
B/W 986.0
N OTES
5. POND MAINTENANCE ACCESS
PR OVIDED THRU SANITARY SEWER
EASEMENT
2.
3.
5.
PROP OSED C ONTOURS ARE TO FINISHED SURFACE EL EVATION. SP OT ELEVATIONS AL ONG
PR OPOSED CURB DEN OTE FLOWLINE GRADE .
THE CONTRACT OR SHALL TAKE ALL PRECAUTIONS NECESSARY TO AV OID PROPERTY DA MA GE TO
ADJACENT PROPERTIES DURIN G THE CONSTRUCTION PHASES OF THIS PROJECT. THE
CONTRACTOR WILL BE HELD SOLELY RESPONSIBLE FOR ANY DAMAGES TO THE ADJACENT
PROPERTIES OCCURRING DURING THE CONSTRUCTION P HASES OF THIS PROJECT.
THE C ONTRACTOR SHALL C OMPLETE THE SITE GRADING CONSTRUCTI ON IN ACC ORDANCE WITH
THE REOITIREMENTS OF THE OW NERS SOILS EN GINEER. ALL SOIL TESTING SHALL BE C OMPLETED
BY T HE OWNERS SOILS E NGI NEER. T HE C ONT RACTOR SHALL BE RESP ONSIBLE F OR C OORDINATING
ALL REOUIRED SOIL TESTS AND INSPECTIONS WITH THE SOILS ENGI NEER .
THE CONTRA CTO R SHALL BE RESPONSIBLE FO R PR OVIDI NG A ND MAINTAININ G TRAFFIC C ONTROL
DEVICES SUCH AS BARRICADES, WARNIN G SONS, DIRECTIONAL SONS, FLAGMEN AND LIGHTS TO
CONTR OL THE MOVEME NT OF TRAFFIC WHERE NECESSARY . TRAFFIC CONTR OL DEVICES SHALL
CONFORM TO APPROPRIATE MINNESOTA DEPARTMENT OF TRANSP ORTATION STANDARDS .
5. THE TREES AND OTHER NATURAL VEGETATI ON WITHIN THE PROJECT ANDIOR ADJACENT TO
THE PROJECT ARE OF PRIME CONCERN TO THE CONTRACTORS OPERATIONS AND SHALL BE A
RESTRICTED AREA. HE WILL BE REQUIRED TO PROTECT THE TREES W HICH ARE TO BE SAVED TO BE
SURE THAT THE EQUIPMENT IS NOT NEEDLESSLY OPERATED UNDER NEARBY TREES AND SHALL
EXERC ISE EXTR EME CAUTION IN W ORKING A DJACENT TO T REES. SHOULD AN Y PORTIO N OF THE
TR EE BRANC HES REOUIRE RE MOVAL TO PER MIT OPERATION OF THE C ONTRA CTORS EQUIPME NT,
HE SHALL OBTAIN THE SERVICES OF A PROFESSIONAL TREE TRIM MIN G SERVICE TO TRI M THE
TREES PRIOR TO THE BEGINNING OF OPERATION . SHOULD THE CONTRACT ORS OPERATIONS
RESULT IN THE BREAKING OF ANY LI MBS, T HE BROKEN LIMBS SH OULD BE RE MOVED IMMEDIATELY
AND CUTS SHALL BE PROPERLY PROTECTED TO MINIMIZE ANY LASTING DA MA GE TO THE TREE. NO
TR EES SHALL BE REM OVED WITHOUT AUTHORIZ ATI ON BY THE EN GINEER . COSTS FOR TRIMMIN G
SERVICES SHALL BE CONSIDERED INCIDENTAL TO THE CO NST RU CTIO N AND NO SPECIAL PAYMENT
WILL BE M ADE.
9. IF 111E C ONTRACTOR ENC OUNTERS ANY DRAIN TILE WITHIN THE SITE, HE OR SHE SHALL NOTIFY
THE ENGINEER WITH THE LOCATION, SIZE. INVERT AND IF THE TILE LINE IS ACTIVE. NO ACTIVE TILE
S HALL BE BACKFILLED WITHOUT REVIEW. DISCUSSION AND APPROVAL FROM THE PROJECT
ENGINEER
7. ALL RETAINING WALLS TALLER THAN 4 FEET SHALL BE DESIGNED BY A STRUCTURAL ENGINEER.
ENGINEERING
SURVEYING
ENVIRON MENTAL
PLANNING
EVS, INC .
10250 V alley View R oad, Suite 123
Ede n Prairi e, Minn esota 55344
Pho ne: 952.646-0236
F: $6-0290
www 952 -eng.com
G 1 TT Y O A
MEDINA
City of M edina, MN
2052 C ounty Ro ad 24
M edi na, Mi nnesot a 55340
Ph one: 763-473-4643
F ax: 763-473-9359
www.ci.medl na.mn .us
PRELIMINARY PLAT
AUGUST 16, 2013
P ROJECT
FAWN MEADOWS
L OC ATION
MEDINA, MN
S HEET
GRADING PLAN,
DETAILS AND
EROSION CONTROL
# DAT E R EVISION
A 8/18/13 CITY C OMMENTS
I I IE REBY CER TIF Y THAT THIS
PLAN, SPE CIFICATION, OR
REPORT WAS PR EPAR ED BY ME
OR UND ER MY DIR ECT
S UPERVISIO N ANI) THAT 1 AM A
DULY LICE NS ED P ROF ESSIONAL
ENGINEER UNDER TH E LAWS 011
TIIE STA TE OF MINNESO TA.
David Nash
DAI '5/ 8/ 16/ 2013
REGIS TRATION NUMB ER 21836
DRAWN BY CHEC KED BY
BJ - DS DN
D ATE PROJECT#
8.16.2013 2013-016.1
SHE ET NUMB ER
0 50 100
SCALE IN FEET
C301
S 89'49'27" E 650.00
650
1
'/ \
/, /' 91 ( 123 `\
, / /• �v+. r �1 1 I _ 3_., .. — —9 \
(TO BE VACATED AFTER
FINAL P LAT RECORDED )
N 0" 00'32" E 670. 67
4 12176 S. F. 41
L —se --J
(54 13638 SF.
J
/
/
\
/ 12901 S.F. \ \7h\
/ /
\\
O CK\
J
BL1
i,, 7 / \ �} \s \ 9i
\ \
\
19687 S.F.
/
/
L. 79-
n 7s y
6
13749 S.F.
/
\
$\
N 7
12082 S. F. - 4
\
--136--��
\
11366 S.F.
PROPOSED S ANITAR Y SEWER EA SEMENT
OUTLOT A
210321 S.F.
\
\
13% \ \
' / ,_ \\ 13
5 4
\ \ <
`
\ i
11486 S.F.
\ \
\ 7 711-N 6\\ �g'
\ \
i
13058 S. F.
\
\
7' OUTLOT (FOR ACCESS)
11400 S.F. \ >
\
45- % \ \ \.
\. %/\9 7\\`Op\
11896 S.F.
7
1
7
45
PROPOSED POND `\
ACCESS EASEMENT
131
137 ,
20251 S. F.
OUTLOT B
245
E XISTING 33'R OALPWAY E ASE MENT
50' ACCESS
2
5'
5'
4
10'
iJ
1 5'
k- 5'
10'
1_ I_
r
NOTE: DRAINAGE AND UTILITY
EA SEM ENT I.0' ABOVE HWL
OVER ALL STORM PONDS
DRAINAGE AND UTILITY
EASEMENT -TYPICAL
3
4
S 89'54'08
5 6
BLOCK 2
SINGLE FAMILY SITE DEVELOPMENT SUMMARY
" W 650.00
7
1- G)
0
m
THE RESERVE OF MEDINA
(TOLL BROTHERS)
GR OSS SITE =
LESS WETLAND =
LESS 30' BUFFER =
NET SITE AREA =
DENSITY =
REQ DENSITY =
9.98 AC LOT SUMMAR Y
4.74 AC
0.59 AC MINIMUM LO T SIZE 11,000 SF
MINIMUM LOT WIDTH 90 FT
4.65 AC MINIMUM LOT DEPTH 123 FT
MAXIMUM IMPERVIOUS COVERAGE 40% OF TOTAL L OT AREA
2. 80 U/AC NUMBER OF LOTS 13 UNITS
2 - 3.49 U/AC DENSITY 2 .80 UNITS/AC
SETBACKS
FRONT YARD
SIDE YARD
REAR YARD
AVERAGE WETLAND SUFFER
MINIMUM W ETLAND BUFFER
MINIMUM WETLAND SETBACK
25 FT (30 FT FOR GARAGE)
25 FT TOTAL (MIN 10 FT EACH SIDE)
30 FT
30 FT
20 FT
15 FT
EXISTING ZONING RURAL RESIDENTI AL (URBAN RESERVE)
PRO POSED ZONING SIN GLE FA MILY RESIDENTI AL R-1
S 0'00'32" W 667. 57
2 I 3
BL K3
LEGAL DESCRIPTION
4
PARCELS
PARCEL
AREA (SF]
AREA [ACR ES]
BLO CK 1, LO T 1
19,687
0.45
BLO CK 1. LO T 2
14,615
0. 34
BLOCK 1, LO T 3
11,070
0.25
BLOCK 1, LO T 4
13,058
0.30
BLOCK 1, LOT 5
12,082
0. 28
BLOCK 1, LO T 6
13,749
0.32
BLOC K 2, LO T 1
12,176
0. 28
BLO CK 2, LO T 2
13,636
0.31
BLO CK 2, LO T 3
12,901
0.30
BLO CK 2, LO T4
11, 366
0 .26
BLO CK 2, LO T 5
11,486
0.26
BLOCK 2, LOT 8
11,400
0.26
BLOCK 2, LOT 7
11 ,896
027
O UTLO TA
210,321
4.83
OUTLOT B
20,251
0 .46
THE EAST 650.00 FEET OF THE SOUTH 1/2 OF THE NW 1/4 OF THE
NW 1/4 OF SECTI ON 1, T OWNSHIP 118, RANGE 23 .
TOGETHER WITH AN EASEMENT FOR ROADW AY PURPOSES
OVER THE NORTH 33 FEET OF THE WEST 1,030 FEET OF THE
NORTH 50 RODS OF THE SOUTH HALF OF THE NORTHWEST
QUARTER OF SECTI ON 1, TOWNSHIP 118, RANGE 23, ACCORDING
TO THE UNITED STATES GOVE RNMENT THE REOF.
ENGINEERING
SURVEYIN G
ENVIRONMENTAL
PLANNING
EVS, INC.
10250 Valley Vi ew R oad S uit e 123
Eden Pr airie, Minnesota 55344
Ph one: 952-646-0238
Fax:
x:x 952-e n6-0290
wg.c om
MEDINA
City of M edi na, MN
2052 C ounty Road 24
M edin a, Mi nnes ota 55340
Ph one: 763-473-4643
Fax: 783-473-9359
www.ci.medi na.m n.u s
PRELIMINARY PLAT
AUGUST 16, 2013
PR OJECT
FAWN MEADOWS
LOCATION
MEDINA, MN
SHEET
PRELI MINARY PLAT
# DATE REVISION
A 8/18/13 CITY COMMENTS
I H EREBY CERTIFY THA T THIS
PL AN, SPE CIFICA TION, OR
REPORT WAS P REPARE D BY ME
OR UND ER MY DIRE CT
S UPERVISIO N AN D '1'1-UA 'I' 1 AM A
DULY LI CENSED PROFESSION AL
EN GINEER UN DER TI 1E LAWS OF
THE STATE OF MINNESOTA.
David Nash
DATE 8/16/2013
RE GISTRA TION N UMB ER 21836
DR AWN BY C HECKE D BY
BJ - DS DN
D AT E PROJ ECT #
8.16 .2013 2013-016.1
SHE ET NUMBER
0 50 100
SCALE IN FEET
C202
LO T N UMBER
/
STREET LIGHT
TEMP CUL-DE-SAC
TURNAROUND 0=35
/
(TO BE VACATED AFTER
FINAL P LAT RE COR DED)
E XISTING 33' ROADWAY EASE MENT
90'
M IN. LOT WIDTH
15 SIDE YARD SETBACK
SUGGESTED GARAGE
LOCATION
GARAGE ELEV. IF
STEPS REQUIRED
FINISHED GROUND
ELEVATIO N
125' MIN.
DEPTH
R OW LIN E
25' REAR YARD
SETBACK (TYP.)
15' SIDE YARD SETBACK
GRO UND ELEVATION
LOWEST FLOOR ELEVATIO N
STRUCTURE TYPE (SEE BELOW)
BUILDING PAD
Na OF STEPS (IF REQ UIRED)
G RADE AT
FRONT OF HOUSE
25' FRONT Y ARD
SETBACK (30' FO R GARAGES)
TYPICAL LOT
NOTES
LE GEND
R = RAM BLER. GRADED FO R 9' DIFFER ENCE FRO M THE BAS EM ENT FLOO R ELEVATIO N TO
FRONT GRA DE ELEVATION AT GARAG E.
LO = FULL BASEMENT LOOKOUT, SIDE LOO KOUT. G RADED FOR 5.9 OF DIFFERENC E FROM
THE LOOKO UT GRADE ELEVATION TO FRONT GRADE ELEVATION AT GARAGE.
WO = FULL BASEM ENT WALKOUT. GRADED FOR 0 OF DIFFERENCE FRO M THE BASEMENT
FLOOR ELE VA TION TO FRONT G RADE ELEVATION AT GARAGE.
(t) =1 STEP (00)UP FROM GARAGE FLO OR ELEVATION TO FIRST FLOOR ELEVATION.
(2) =2 STEPS (12) UP FROM G ARAGE FLOOR ELEVATION TO FIRST FLOO R ELEVATION.
50' ACCESS
006 0
20 ' PRIVATE D/W
}
SINGLE FA MILY SITE DEVELOP MENT SU MMARY
1. ALL DIMENSIONS ROUNDED TO THE NEAREST TENTH FOOT.
2. ALL DIM ENSIONS ARE BACK OF CURB TO BACK OF CURB UNLESS NO TED
OTHERWISE. BACK OF CURB IS SHO WN GRAPHICALLY O NLY.
3. STR EET NAMES ARE SUBJECT TO APPROVAL BY THE CITY.
4. DRAINAG E AND UTILITY EASEMENTS SHALL BE PR OVID ED AS REQ UIRED.
DRAINAGE AND UTILITY EASEMENTS WILL BE PROVIDED OVER ALL PUBLIC
UTILITIES AND UP TO ONE (1) FO OT A BOVE THE HIGH WATER LEVEL OF ALL
PONDS.
17' OUTLOT (F OR ACCESS)
\
15' STRUCTURE' TBACK
30' WETLAND BA(FFER
1i
ATC H EXISTING
OA D
OUTLOT A
GROSS SITE _
LESS WETLAND =
LESS 30' BUFFER =
9.98 AC
4 .74 AC
0.59 AC
NET SITE AREA =
DENSITY =
REQ DENSITY =
4.65 AC
LOT SUM MARY
MINIMU M L OT SIZE
MINIMUM LOT WIDTH
MINIMU M L OT DEPTH
MAXIMUM IMPERVIOUS COVERAGE
2.80 U/AC NUMBER OF LOTS
2- 3.49 U/AC DENSITY
SETBACKS
FR ONT YARD
SIDE YARD
REAR YARD
AVERAGE WETLAND BUFFER
MINIMUM WETL AND BUFFER
MINIMUM WETLAND SETBACK
EXISTING ZONING
P ROPOSED ZONI NG
11,000 SF
90 FT
123 FT
40 % OF T OTAL L OT AREA
13 UNITS
2 .80 UNITS/AC
25 FT (30 FT FOR GARAGE)
25 FT TOTAL (MIN 10 FT EACH SIDE)
30 FT
30 FT
20 FT
15 FT
RURAL RESIDENTIAL (URBAN RESERVE)
SINGLE FAMILY RESIDENTIAL R-1
{} STREET LIGHT
® -WETL AND BUFFER" SIGN
ENGINEERING
SURVEYING
ENVIRONMENTAL
PLANNING
EVS, INC.
10250 Vall ey Vi ew R oad, Suit e 123
Eden Prairi e, Minn es ot a 55344
Pho ne: 952-646-0236
Fax: 952-646-0290
www. evs-eng .com
I T V 0 M
MEDINA
City of M edi na, MN
2052 Cou nty Ro ad 24
Medina, Mi nnes ot a 55340
Ph on e: 763-473-4643
F ax: 763-473-9359
www .cl .m edinent n.us
PRELI MINARY PLAT
AUGUST 16, 2013
P ROJ ECT
FAWN MEADOWS
L OCATION
MEDINA, MN
SHE ET
SITE PLAN
# D ATE R EVISI ON
A 8/16/13 CITY COMMENTS
1 HER EBY CERTIFY THA T THIS
PLAN, SPECIFICATION, OR
REPOR T WAS PREP ARE D BY ME
OR UN DER MY DIREC T
SUPERVISION AND '1'1 IA'I ' 1 AM A
D ULY LICENSE D PROFESSIONAL
ENGINE ER UN DER 'HIE LAWS OF
THE STATE OF MINNE SOTA.
D avid N ash
DAM 8/ 16/ 2013
REGI STRATION NUMBER 21836
DR AW N BY CHECKE D BY
BJ - DS DN
D AT E PROJECT #
8.16 .2013 2013-016.1
SHE ET N UMBE R
0 50 100
SCALE IN FEET
C201
ENGINEERING
SURVEYING
ENVIRONMENTAL
PLANNING
EVS, INC.
10250 Valley View R oad , S uite 123
Eden Prairi e, Mi nnes ot a 55344
Phone: 952-646-0236
Fax: 952-646-0290
www. evs-e ng.c om
MEDINA
215
Oak
28"
216
O ak
22"
217
Basswoo d
30" *
218
Oak
18" *
219
M aple
14"
220
Oak
10"
221
O ak
22"
222
Maple
10"
223
Oak
16"
224
Basswood
16"
225
Maple
10"
226
O ak
24"
227
Maple
8"
228
Ma ple
10"
229
Maple
22"
229a
M aple
22"
230
Maple
16" *
231
M aple
10"
232
M aple
10"
233
Basswood
18" *
234
Maple
12" *
235
O ak
20"
236
Maple
16"
237
M aple
22"
238
Oak
24" *
239
Maple
15" *
239a
M aple
15"
240
M aple
14"
241
Maple
8"
242
Maple
8"
243
M aple
14" *
244
Maple
16" *
245
Basswood
18" '
246
Maple
10"
247
Maple
16" *
248
Basswo od
12" '
249
Maple
18" *
250
Oak
30"
251
Oak
25" *
252
Maple
15"
253
Maple
12"
254
M aple
12"
255
Oak
24"
256
Oak
24"
257
Oak
27"
258
Oak
24" *
259
Basswoo d
24" *
260
Elm
8"
261
O ak
26"
262
Oak
18"
263
Oak
22" *
264
Oak
22" *
SIGNIFICANT TREES TO BE REMOVED
265
M aple
10" *
266
Basswood
18"
266a
Basswo od
18"
266b
Basswo od
14" *
267
Maple
10"
268
Oak
20"
269
M aple
12"
270
Ash
12"
271
Maple
10"
272
Basswo od
18"
272a
Basswood
24"
273
Maple
10"
274
Maple
16"
275
Maple
14"
276
Maple
14"
277
Maple
10"
278
Ma ple
14"
279
Maple
16" *
280
Maple
12"
281
Maple
10" *
282
Bass wood
16"
283
Maple
8"
284
Maple
32"
285
M aple
8"
286
Ba sswoo d
36"
287
Maple
14"
288
Maple
14"
289
Maple
8"
290
Maple
16" *
291
Ash
10"
292
Elm
12" *
293
Basswoo d
20"
294
M aple
12" *
295
Ash
24" *
296
Maple
14" *
297
Maple
8"
298
M aple
10"
299
Maple
12"
300
Maple
16"
301
Maple
12"
302
Maple
16"
303
Maple
8"
304
M aple
18"
305
Maple
18" *
306
M aple
12"
307
Maple
16"
308
Ma ple
16" *
309
M aple
16"
310
Maple
18"
311
Ash
14" *
311a
Ash
12"
311b
Ash
12" *
312
Ash
12"
313
Ash
8" *
314
A sh
12" *
315
Maple
16"
316
M aple
22"
317
Maple
14"
318
Maple
14"
319
M aple
12"
320
M aple
16"
321
Elm
24"
322
Oak
20"
323
Basswood
18"
324
Oak
28"
325
Oak
24"
326
Oak
16"
327
Maple
8"
328
Oak
24"
329
O ak
24"
330
Maple
10"
331
Basswood
10"
331a
Basswood
14"
331b
Basswood
40"
332
Oak
28"
333
Ash
28"
334
Maple
16"
335
Elm
14" *
336
Maple
8"
337
Ash
10" *
338
O ak
30"
339
Elm
14" *
340
O ak
18"
341
O ak
16" *
342
Oa k
30"
343
Oa k
20"
344
Maple
8"
345
O ak
12"
346
Oak
30"
347
O ak
28"
348
Maple
12"
349
Oa k
34"
350
M aple
8"
351
Maple
10"
352
Maple
8" *
353
Maple
12"
354
Maple
8"
355
Maple
10"
356
Oak
24"
357
Oak
30"
358
Basswo od
10" *
358a
Basswood
10" *
358b
Basswood
16"
358c
Basswood
16" *
358d
358e
359
360
361
362
363
364
365
366
367
368
369
370
371
372
373
374
375
376
377
378
379
380
381
382
383
384
385
386
387
387a
388
389
390
391
392
393
394
395
396
397
398
399
400
401
402
403
404
405
406
407
Basswood
Basswo od
Oak
Maple
Maple
Maple
Elm
Oa k
Maple
Oak
Maple
Oak
Maple
Elm
Basswood
Maple
Maple
Maple
Maple
M aple
Maple
Maple
M aple
M aple
Maple
Ash
Maple
Ash
M aple
Maple
M aple
Maple
Maple
Maple
M aple
Maple
Maple
Maple
M aple
Elm
Maple
Maple
Maple
M aple
Ma ple
Maple
Ash
Maple
M aple
Maple
Maple
M aple
16"
16"
46"
14"
8"
12"
12"
46"
12"
44"
22"
20"
24"
18"
10"
18"
10"
10"
10"
12"
12"
12"
12"
12"
14"
20"
10"
12"
16"
14"
36"
8"
12"
14"
14"
14"
20"
35"
12"
* INDICATES TREES TO BE SAVED
12"
12"
12"
16"
408
Maple
8"
409
Box Elde r
12" *
410
Basswood
12"
410a
Basswood
24"
411
M aple
12"
412
Maple
12"
413
Maple
8"
414
Maple
16"
415
Maple
14"
416
Maple
24"
418
Maple
30"
419
Elm
6"
419a
Elm
8"
420
Maple
12"
421
Ash
14"
422
A sh
10"
423
Maple
35"
424
Maple
35"
425
Basswo od
24" *
426
M aple
10"
427
Maple
10"
428
Maple
20"
429
Maple
8"
430
Maple
15"
430a
M aple
24"
431
Basswood
15"
431a
Basswoo d
24"
432
Oak
18"
433
Maple
8"
434
Oak
12" •
435
Oak
18" *
436
Maple
8"
437
Elm
20"
438
M aple
46"
439
Ma ple
16" *
440
Maple
12"
441
Maple
10" '
442
Basswood
28"
443
Ash
28" '
444
Ash
28"
445
M aple
8" *
446
Basswood
14"
446a
Basswood
12" *
446b
Basswood
8" '
447
Basswood
12"
448
M aple
22" *
449
M aple
12" '
450
M aple
20" *
451
Basswood
8" *
452
Maple
14" *
453
Basswood
24"
453a
Basswood
24" *
454
Maple
16"
TREE INVENTORY AND PRESERVATION TOTALS
TOTAL EXISTING TREES SURVEYED 4260"
TREES OFF -SITE 326"
TOTAL TREES ON -SITE 3934"
TREES SAVED 1543"
TREES REM OVED 2391 "
%REMOVAL 61 %
ALLOWED PER CITY CODE 25 % = 1046"
REQUIRED REPLACEMENT PER CODE 1345" "
EXACT AMOUNT TO BE DETERMINED AFTER CITY DESIGN OF
TRUNK SANITARY SEWER
PROPERTY AND TREE SURVEY PERFORMED BY DEMARS-GABRIEL
LAND SURVEYORS, INC. DATED 2/17/06
City of Medi na, MN
2052 C ounty Road 24
Medina, Minnes ota 55340
Ph on e: 763-473-4643
Fax: 763-473-9359
www. ci .m edi na.m n.us
PRELIMINARY PLAT
AU GUST 16, 2013
PR OJECT
FAWN MEADOWS
L OCATI ON
MEDINA, MN
SHEET
TREE INVENTORY
AND PRESERV ATION
PLAN
# D ATE RE VISI ON
A 8/16/13 CITY C OMMENTS
I HEREBY CERTIFY TITA 'FFI IIS
PLAN, SPECIFI CATION, 012
REPORT WAS PREPARED BY ME
OR UNDER MY DIRECT
SUPER VISION AND THAT 1 AM A
DULY LI CENSED PROFESSIONAL
ENGINE ER UNDER TH E LAWS OP
TI I E STATE. OF MINNESO TA.
Da vid N ash
DAT IT 8/16f 2013
REGISTR ATION N UMBER 21836
DRAWN BY CH ECK ED BY
BJ - DS DN
D ATE PR OJECT #
8.16.2013 2013-016.1
SH EET NUMBER
C102
3)
/
4.
zz
�'�.—'�—� / �// /// / / / O _--I° 1011 \ \ \ \ \ \ \\
r // /// // i \ \\ \\ \\' \\. \ \ \
�/ --- N \ \ \ `\ \ \\\ l\\ r
rI
/ I I I I / f / / f �' '\ "1 \ \ \ \ \\\ 1 \ \\\\\ ark \\
1 I 1 II II f / / / o' \ 1\ \ \ \ \ \ \
/ ```/ ( 1111 III / ( o o I \ \ \ \ \ \ ` \ \ �\
1111111 I I 2 I \ \` \ ` \\\\
/ I I I l i ° ` \ \� \� �`
\
/ '
S $9.49',7" Ei 650.00
1
\Jf �fl
I~\
J
• (TOLE VERIFIED BY CITVY OF MF�OINA)
,Ix —b—�. —w_ ..—w` „N.\
1 \\ 1
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///
/
1
\\ \\\\ �\
I
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\ l
\
— \\\\\ \\\ \\\ '\\
/ f /%III I 1 1 ( \ \ \ \ \\ `\\\\`1'\ i\
�/ I I I j I1 I \
\ //
I II II \ I
-- -- �\I I
� �FC1 E VAC D AAAgEPt— I y
\ / FJNAL- EC DED Z I I \ 1 I
1\\\`
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6ISTlNG3'O A11W'�SE NT �--{ 1I 1
/ z,-------,,,. .. , \\ \\\ \,�'/ / 1\ \\ 1
'/ j '� \N \\\\\__ �/ /1 I ( \
/ ,\ \
i
LEGAL DESCRIPTION
THE EAST 650. 00 FEET OF THE SOUTH 1/2 OF THE NW 1/4 OF THE
NW 1/4 OF SECTION 1, TOWNSHIP 118, RANGE 23.
TOGETHER WITH AN EASEMENT FOR ROADWAY PURPOSES
OVER THE NORTH 33 FEET OF THE WEST 1,030 FEET OF THE
NORTH 50 RODS OF THE SOUTH HALF OF THE NORTHWEST
QUARTER OF SEC TION 1, TOWNSHIP 118, RANGE 23, ACCORDING
TO THE UNITED STATES GOVERNMENT THEREOF.
TOTAL AREA OF PARCEL: 9.98 AC
LEGEND
/1
\
\e\ \ \\\ r'-� 5
\"\
\4 \ \ /J
\ \ \ \\ \ \ \ \ \ \\\\V\\\\\ \ \ \ N\\.,, 9' ;959 �/ l
I \ \ \ \ \ \ \ \ \ \ \ \ \ /'
l o r fin. ere' xr° Z,°\ \ \ \ \ \ \\ \ \ \\ \`—._ /
If S IL" \ »\1g >�y \.,/ic� \\,i ,
/ I 1 \ \ 1 \ `\ '-"-- ------) \I
\ P\ \ \` \•\\ \
$ 89"5 08" W/650. 0 I 11/
II
1 I I I I 1 1
/ / / \\ \ \ \ \ \aP \ \\\ \\ \ \ \ \ I
X
TREE REMOVAL
\� \
LI
/
NOTES
/
/ /
\ \\\\ \ �" \ \ \ \
\\ \\ \\ \\`� \\o \\ \\ \\\\ \\ \\
1. PRO PERTY AND TREE SURVEY PERFORMED BY OE MARS-GABRIEL LAND SURVEYORS, INC .
DATED 2/17/06 REV. 2/1/08.
2 TOPO GRAPHIC CON TO URS ACQUIRED 8Y LIDA R,
3. THE TREES AND OTHER NATURAL VEGETATION WITHIN THE PR OJECT AND/ OR ADJACENT
TO THE PRO JECT ARE OF PRIME CONCERN TO THE CONTRACTORS OPERATIONS AND
SHALL 8E A RESTRICTED AREA. HE WILL BE REQUIRED TO PR OTECT THE TREES WHICH
ARE TO BE SAVED TO BE SU RE TH AT THE EQUIPMENT IS NOT NEEDLESSLY OPERATED
U NDER N EARBY TREES AND SHALL EXERCISE EXTREM E CAUTION IN W ORKING ADJACENT
TO TREES. SHO ULD ANY PO RTIO N OF THE TREE BRANCHES REQUIRE RE MOVAL TO PERMIT
O PERATION OF THE CO NTRACTORS EQUIPMENT, HE SHALL OBTAIN THE SERVICES OF A
PROFESSIONAL TREE TRIMMING SERVICE TO TRIM THE TREES PRIOR TO THE BEGINNING
OF O PERATION. SHOULD THE CONTR AC TOR S OPERATIONS R ESULT IN THE BREAKIN G OF
ANY LIMBS. THE BROKEN LIMBS SHOULD BE REM OV ED IMMEDIATELY AND CUTS SHALL BE
PROPER LY PROTECTED TO MIN IMIZE ANY LASTING DAM AGE TO THE TREE. NO TREES
SHALL 8E REMO VED WITHO UT AUTHORIZATIO N BY THE ENGINEER AND APPROVED 8Y THE
CITY. COSTS FOR TRIMMING SERVICES SHALL BE CONSIDERED INCIDENTAL TO THE
CO NSTRUCTION AND NO SPECIAL PAYMENT WILL BE MADE
ENGINEERING
SURVEYING
ENVIRONMENTAL
PLANNING
EVS, IN C.
10250 Valley View Road, Suite 123
Ed en Pr airi e, Mi nn esot a 55344
Pho ne: 952 646-0236
Fax: 952-646-0290
www .evs- eng.com
MEDINA
City o/ Medin a, MN
2052 C ounty R oad 24
Medi na, Minn esota 55340
Ph on e: 763-473 -0643
Fax: 763-473-9359
www .ci.m edin a.mrt us
PRELI MINARY PLAT
AUGUST 16, 2013
PR OJECT
FAWN MEADOWS
L OCATION
MEDINA, MN
SH EE T
EXISTING CONDITIONS,
REMOVALS, AND
TREE INDENTIFICATION
# D AT E REVISI ON
A 8/16/13 CITY COMMENTS
I IIER EBY CER TIFY T'I l AT THIS
PLAN, SP ECIFIC ATIO N, OR
REPOR T WAS PREP ARED BY ME
OR U NDER MY DIREC T
SUPERVISION AND Ti LIT I AM A
DULY LICE NSEE) PR OFESSIONAL
E NGIN EE R UN DE6'1'/ IE LAWS 00
Ti 19 STATE 00 MINNESOTA.
Da vid Nash
DATE 8/ 16/ 2013
REGISTRATION NUMBER 21836
DRAWN BY CHECKE D BY
BJ - DS DN
DATE PR OJ ECT #
8 .16.2013 2013-016.1
SHE ET NUM BER
0 50 100
SCALE IN FEET
C101
PRELIMINARY PLAT AND DEVELOPMENT PLANS
FOR
FAWN MEADOWS
Medina, MN
AREA MAP
\
HACKAMO RE R OAD
LAKE MEDINA
/
/SITE/
--"''' 1 51°
SHAWNEE ROAD
M EDINA
COUNTRY CLUB
`
-.,- (._....,_____)/
PROJECT CONTACT LIST
APPLICANT LANDSCAPING
MONEY TREE HOLDINGS LLC EVS, INC.
CONTACT: JOSEPH C AVANAUG H 10250 VALLEY VIEW R OAD
3220 NIAGARA LANE RD SUITE 123
PLYMOUTH, MN 55447 EDEN PRAIRIE, MN 55344
TEL: (612) 805-2015 TEL (952) 646-0236
EM AIL: jcave220@aol.cc m FAX. (952) 648-0290
CONTACT: KATHY O'CONNELL
CIVIL ENG INEER E MAIL: koconnell@ ev s-eng. om
EVS, INC.
10250 VALLEY VIEW ROAD
SUITE 123
EDEN PRAIRIE, MN 55344
TEL: (952) 646-0236
FAX (952) 646-0290
CONTACT DAVE NASH
EM AIL: dnesh@evs-eng.cam
LAND SURVEYOR
DEM ARS-GABRIEL LAND SURVEYORS, INC.
3030 HARBOR LANE N.
PLYMOUTH, MN 55447
TEL: (763) 559-0908
SHEET INDEX
SHEET
DESCRIPTION
C100
TITLE SHEET
C101
EXISTING CONDITIONS, RE MOVALS & TREE IDENTIFICATION
C102
EXISTING TREE INVENTORY AND PRESERVATION PLAN
C201
PRELIMINARY SITE PLAN
C202
PRELI MINARY PLAT
C301
PRELI MINARY GRADING PLAN, DETAILS, AND EROSION CONTROL
C401
PRELIMINARY UTILITY PLAN
L101
PRELIMINARY LANDSCAPE PLAN
ENGINEERING
SURVEYING
ENVIRONMENT AL
PLANNING
EVS, INC .
10250 Valley View R oad, Suit e 123
Eden Prairie, Minn es ota 55344
Ph one: 952-646-0236
Fax: 952-646-0290
www -e vsang .com
MEDINA
City of Medi na, MN
2052 C ounty Road 24
Medina, Mi nn es ot a 55340
Ph on e: 763-473-4643
Fa x: 763-473-9359
www .ci.medina .mn.us
PRELIMINARY PLAT
AUGUST 16, 2013
P ROJEC T
FAWN MEADOWS
LOC ATION
MEDINA, MN
SHEE T
TITLE SHEET
# DA TE R EVISION
A 8/16/13 CITY C OM MENTS
I HEREB Y CERTIFY TH AT THIS
P LAN, SPECIFICA TION, OR
REPORT WAS PR EPARED BY ME
OR UND ER MY DIRE CT
SUPE RVISION AND TH AT I AM A
DULY LI CENSED PROFESSIONAL
ENGIN EER UND ER THE L AWS OF
THE S TA TE OF MINN ESO TA.
Da vid N ash
D ATE 8/ 1612013
REGISTRATI ON NUMB ER 21836
DRAWN BY CHECK ED BY
BJ - DS DN
DAT E PROJEC T #
8 .16 .2013 2013-016 .1
SH EET NUMBER
C100
AGENDA ITEM #8
MEMORANDUM
TO: Planning Commission
FROM: Dusty Finke, City Planner
DATE: September 4, 2013
MEETING: September 10, 2013 Planning Commission
SUBJ: Brede Estate — Preliminary and Final Plat — 2929 and 2921 Lakeshore Ave.
and adjacent property to the south — Public Hearing
Review Deadline
Complete Application Received: August 8, 2013
120 -day Review Deadline: December 6, 2013
Overview of Request
The Estate of Caroline Brede requests approval of a plat creating two lots out of property west of
Lakeshore Ave. and south of Brook St., on Lake Independence. The property owned by the
applicant is 52,681 square feet in area, which is currently four lots/PIDs. Three of the existing
lots do not meet the standards of the zoning district or shoreland regulations and the existing
garage straddles one of the lot lines. The proposed plat would create two lots which meet the
relevant dimensional standards.
The southern portion
of the property is
located on a bluff
approximately 40 feet
above Lake
Independence. The
property falls to the
north, where the
existing topography
sits lower towards the
Lake. In addition to
the garage, a small
cabin is located on the
northern portion of the
property. The
southern portion of the
property is vacant and
includes many
significant trees. An
aerial photograph of
the property can be
found to the right
Brede Estate
Preliminary/Final Plat
Analysis
The property is zoned Urban Residential (UR) and is located within the shoreland overlay district
of Lake Independence. The following table summarizes the proposed plat (and existing
structures) with the lot requirements of these districts.
Required
Proposed Lot 1
Proposed Lot 2
Minimum Lot Area
UR
Shoreland Overlay
9,000 s.f.
20,000 s.f.
20,080 s.f.
31,874 s.f.
Minimum Lot Width
UR
Shoreland Overlay
60 feet
75 feet
128 feet
81 feet
Minimum Lot Depth
100 feet
129 feet
160 feet
Front Yard Setback
30 feet
23 feet (garage)
46 feet (house)
Setback from Lake
75 Feet
35 feet (house)
90 feet (garage)
Rear Yard Setback
30 feet
35 feet (house)
90 feet (garage)
Side Yard Setback
10 feet
14 feet (house -north)
15 feet (garage -south)
Impervious Surfaces
25% (shoreland)
16.6%
As shown in the table, the proposed lots meet the dimensional standards of the UR and shoreland
overlay districts. The proposed dividing line between the lots does not cause setback issues. The
buildable area of Lot 1 is somewhat limited in depth after applying the required lake setback and
front setback. The depth between these setbacks varies from 20 feet on the north of Lot 1 to 35
feet on the south of Lot 1.
It should be noted that the existing structures do not meet two of the required setbacks, which are
highlighted in the table above. The plat does increase the existing non -conformity related to the
setback of the home from Lake Independence.
The existing garage is currently setback 30 feet from the existing front lot line. However, the
existing Lakeshore Ave. right-of-way is substandard in terms of width. Staff recommends that a
minimum of 25 feet from the centerline of Lakeshore Ave. be dedicated, consistent with the
minimum width of 50 feet. Dedicating this right-of-way pushes the front lot line back, which
causes the front setback of the garage to fall below 30 feet.
Staff strongly recommends that the City require the 25 feet of right-of-way, but recognizes the
potential concerns of the applicant related to the non -conformity it would cause. Staff, therefore,
would support a variance for the existing garage. Unfortunately, staff notified the applicant of
the front setback issue after the required notice period, so a notice could not be sent out for a
variance. The Commission, therefore, cannot hear the variance at the September 10 meeting.
Staff does not believe placing the garage into non -conformity or the applicant's decision whether
to pursue a variance has an impact on the review of the plat. The variance could be reviewed on
its own accord.
Brede Estate Page 2 of 4 September 10, 2013
Preliminary/Final Plat Planning Commission Meeting
Floodplains
The base flood elevation of Lake Independence is 960. All existing buildings are elevated more
than 10 feet above this elevation. The buildable areas of both lots are even higher in elevation.
Stormwater and LID Review
The volume control and water quality requirements of the City's stormwater regulations are not
triggered by this plat because a net increase in lots is not proposed. Staff is concerned about
drainage from proposed Lot 2 when it is developed. Significant erosion exists along the bluff at
the rear of the lot. Additional hardcover draining over the bluff could have negative impacts.
Additionally, drainage along Lakeshore Ave. is problematic.
In order to prevent the development of this lot from negatively impacting neighboring property
or the city right-of-way, the City Engineer recommends that grading/drainage improvements be
required when Lot 2 is developed. These improvements will direct drainage from the new home
away from the bluff, across Lot 1, and to existing stormsewer improvements north of Lot 1.
Staff recommends that easements be granted over Lot 1 for the benefit of Lot 2 in order to install
these improvements. Staff also recommends that a document memorializing these stormwater
requirements be recorded against both lots so that future buyers understand the requirements.
Tree Preservation/Landscaping
Additional development is not proposed at this time, so no significant trees are proposed to be
removed. Future construction on Lot 2 will be subject to the City's tree preservation ordinance,
which requires replacement if more than 25% of the significant trees on the lot are removed.
Additional removal is permissible to allow for initial site development.
Sewer/Water
The existing garage on Lot 1 is connected to City sewer and water. Lot 2 will be connected and
will be required to pay relevant connection fees when developed. Staff recommends standard
drainage and utility easements along the perimeter of the lots, and the applicant has shown these
on the plat.
Transportation
Staff recommends that the City require additional right-of-way dedication so that the minimum
width from the centerline of the road is provided. This would require approximately 4-7 feet
along the frontage of the lots. Staff does not believe the subdivision or the development of Lot 2
will have traffic impacts.
Park Dedication
The plat does not result in a net increase in the number of lots, so park dedication is not required.
Review Criteria/Staff Recommendation
According to Subd. 10 of Section 820.21, "the City shall deny approval of a preliminary or final
plat if one or a combination of the following finding are made:
(a) That the proposed subdivision is in conflict with the general and specific plans of the city,
or that the proposed subdivision is premature, as defined in Section 820.28.
Brede Estate Page 3 of 4 September 10, 2013
Preliminary/Final Plat Planning Commission Meeting
(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."
Subject to the conditions noted below, staff does not believe these findings are met, and therefore
recommend approval with the following conditions:
1) No construction, grading, or tree removal is approved in conjunction with this plat. Such
activities shall be subject to relevant requirements at the time proposed.
2) Grading/drainage improvements shall be required upon construction on Lot 2 which
directs drainage from the new impervious surfaces away from the bluff and towards
existing stormsewer improvements. These improvements shall also limit drainage which
is directed onto Lakeshore Avenue. The applicant shall record documentation specifying
this requirement as directed by City staff.
3) The applicant shall record an easement against Lot 1 for the benefit of Lot 2 which allows
for grading and drainage/stormwater improvements to be installed as required herein.
4) All comments of the City Attorney shall be addressed, and the applicant shall abide by
the City Attorney's recommendations related to title issues and recording procedures.
5) The plat shall be recorded within 120 days of the date of approval or such approval shall
be considered void, unless a written request for a time extension is submitted by the
applicant within said 120 days and approved by the City Council for good cause.
6) The applicant shall pay to the City a fee in an amount sufficient to reimburse the City for
the cost of reviewing the plat and other relevant documents.
Attachments
1. City Engineer comments dated 8/19/2013
2. Applicant Narrative
3. Preliminary Plat received by City 9/5/2013
4. Final Plat
Brede Estate Page 4 of 4 September 10, 2013
Preliminary/Final Plat Planning Commission Meeting
WSB
5'OCi
s. Inc.
engineering • planning • environmental • construction
August 19, 2013
Mr. Dusty Finke
Planner
City of Medina
2052 County Road 24
Medina, MN 55340-9790
Re: City Project: Brede Preliminary/Final Plat, LR-13-120
WSB Project No. 2065-660
Dear Dusty:
701 Xenia Avenue South
Suite 300
Minneapolis, MN 55416
Tel: 763-541-4800
Fax: 763-541-1700
We have reviewed the preliminary/final plat application dated August 5, 2013, for the Brede Estate.
The site is located on Lake Independence in the Independence Beach neighborhood. The application
proposes to create two single family lots. We have the following comments with regards to
engineering matters:
1. The buildable area on the proposed Lot 2 is approximately 40 -feet above the shoreline. The
slope between the buildable area and the lake is severely eroded in some locations. In
addition, Lakeshore Avenue abutting Lots 1 and 2 shows signs of erosion along the edge of
the bituminous surface. We recommend that as a condition of a building permit for Lot 2 that
a grading plan be submitted that directs stormwater away from the lake and towards
Lakeshore Avenue to the extent possible. The grading plan should show a ditch section
between Lot 2 and the storm sewer in the northwest corner of Lot 1. The ditch section should
be graded to convey stormwater in the boulevard and keep it away from the uncurbed street
section on Lakeshore Avenue. It is likely that the grading plan will need to include a culvert
to access the garage on Lot 1
Please contact me at 612-209-5113 if you have any questions.
Sincerely,
WSB & Associates, Inc.
Tom Kellogg
St. Cloud • Minneapolis • St. Paul
Equal Opportunity Employer
wsbeng.com
T': 102065-660'9rlmin;Docs'R,de Prclln,lnmv Final Plat. doc
AUG - 8 2.013
Purpose of the Subdivision
The Estate of Caroline Brede is requesting that the property on Lake Independence which
has been in the Brede family for decades be subdivided into two lots. Caroline Brede originally
received approval from the City of Medina in 1987 through a Resolution for a subdivision of the
property into three lots. However, the 1987 Resolution referred to a legal description based on a
plat that apparently was to have been created by Ms. Brede but never was. Steps were never
taken by Ms. Brede to either seek approval of the plat or have new metes and bounds
descriptions created for the three lots for resubmission to the City for approval.
In December of 2011 the Estate had the property registered so as to resolve a number of
legal description and easement issues.
In its application, the Estate is requesting a lot subdivision creating a plat with just two
lots. One of the proposed lots contains existing buildings (a cabin and a garage) and the other
proposed lot (the larger of the two) is undeveloped. Creating the two separate lots will allow for
the future development of the undeveloped lot either by Ms. Brede's heirs or third parties.
However, at the present time there are no plans for its development or sale.
R.T. DOC. NO
BREDE ESTATE
N 1/4 COR. OF
SEC. 18, TW P. 118 , ROE 23
' (HENNEPIN° CO. CAST IRON MON. )
REF. MON TO M EANDER CON
,- SEC. 18, TWP. I la, ROE. 23
(HENNEPN O CO. CAST 11104 MON. )
DRAINAGE AND UTILITY EASEMENTS
ARE SHOWN 11155:
1-5
5—{
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1 t
90945 5 FEET IN WIDTH AND AD JOINING SIDE
& REAR LOT UN ES AND 10 FEET IN 810141
AND ADJOINING PUBLIC WAYS, UNLESS
OTHERWISE INDICATED ON THIS PLA T.
•
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¶LM.
DRAINAG E &
UTILITY EASEMENT
LEGEND
0 DENOTES 3/4" IRON PIPE MONUMENT SET
MARKED BY LICENSE ND. 19840
DENOTES MONUMENT FOUND
DENO TES HENNEPIN COUN TY CAST
IRON MONUMENT FOUND
DENOTES JUDICIAL LANDMARK FOUND
'J.L M. SET PER TORRENS CASE N0. 20621"
•
092
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SCALE IN FEET
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HENNEPIN COUNTY COORDINATE SYSTEM NW 83 (86 ADJ.)
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12.62
L1
L2
L3
L4
5 09'29' 53" W
5 1647'44' W
S 1745'25' E
S 21'12'32' W
CURVE TABLE
CURVE#
DELT8
LENGTH
RADIUS
C 1
5=717'52'
35. 26
278.81
C2
A=351'38
42.54
831.34
C3
625'42'31"
43.54
97,04
C4
5=8'11'57'
13. 89
97. 04
05
A=14'40'20"
24. 85
97,04
C8
5=2'50'14'
4.81
97.04
C7
6=754'42'
7.08
51. 24
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DETAIL B
BENCH MARK:
00P NUT HYDRANT
AT BEND 00 LAKE SHORE AVENUE
APPROX. 120 FT. S. OF DROOK STREET
ELEVATION = 987.22 (90940 29)
WATER ELEVATION:
AS OF SEPT. 27, 2012 = 956 ,9 FEET (NGVD 29)
HIGHEST KNOWN WATER ELEVATION:
959 .05 FEET (N0V0 29)
ACCORDING TO STATE OF MINNESOTA DEPT . 01
NATRI/A N RESOURCES
THIS PLAT PREPARED 8Y B OLTON & MENK, INC .
c 11(r 7 nW '7 CNFFTC
R.T. DOC NO.
BREDE ESTATE
KNOW ALL PERSONS BY THESE PRESENTS: That Helen B echtold, Pers onal Repre sentative of the Estate of C aroline Brede, fee o wner of the foll owing describ ed property
to wit
Those part s of Lots 5, 6 and 7, Block 27, the tract of l and designated as "BEACH " and the vac oted West 10 feet of L ok e Shore Av enue, all in
Independen ce Beach, Hennepin County, Minnesota, and of the unpl atted part of G overm ent Lot 2, Section 18, To wnship 118, R ange 23, lying withi n the
follow ing described parcel:
Commencing of the southe ast corner of said Lot 5; thence on an assumed be aring of North 11 d egr ees 46 mi nut es 10 seconds East , along the easterly
line of said Lot 5, to the intersection with the north line of the south 50 .00 feet os measured at a right angle, of said Lot 5 and the point of beginning
of the land to be described; thence South 78 d egrees 13 minutes 50 seconds E ast, a distance of 10 .00 f eet; thence South 11 degrees 46 minutes 10
seconds West, o distance of 151.18 feet; thence South 69 degrees 05 minutes 34 sec onds East, a distance of 8 .92 feet; thenc e S outh 21 degrees 12
minu tes 32 seconds West, a distance of 316 f eet, more or less, 10 the shore ene of Lake Independence; thence northerly, along said shore lin e, to the
in te rsec tion with a line 20 feet s outh of, as m easured at a right angle, and p ar allel with the westerly extension of the north line of said L ot 6; th enc e
South 85 de gree s 40 minutes 27 seconds East, along said p ar allel lin e, to the intersection with a line 20.00 feet westerly of, as measured at a right
ongle, a nd pa rallel with the westerly line of said Lot 6; thenc e North 13 degr ees 26 minutes 02 sec onds Easl, parallel with said westerly line, o distan ce
of 10.13 feet to the inte rse ction with o line 10.00 feet south of, as measured at o right angle, and parallel with said westerly extension of the north line
of Lot 6; thence South 85 degrees 40 mi nutes 27 s ec onds Ea st, poroNel with said westerly e xtension, o dist anc e of 1.86 fe et to the intersecti on with "Line
A"; thence North 4 de grees 19 minutes 33 seconds East, along said "Line A ", o distance of 10 .00 f eel to its northerly terminus; thence North 85 degrees
40 minutes 27 seconds West, a lon g said westerly extension, o distance of 0 .26 fe et to the intersection with a line 20.00 feet westerly of , es measured at
a right ongle and parallel with the westerly lin e of said Lot 5; thence N orth 13 degrees 26 mi nut es 02 se conds East, p arallel with s aid westerly line of Lot
5, to the intersection with o line 10.00 feet northerly of, as measu red of a right angle, and parallel with soid westerly extension of the n orth line of Lot
6; thence No rth 85 degrees 40 minutes 27 seconds W est, alo ng said Intersected line, a distance of 12 feet, more or l ess, to th e shore line of Loke
Indepe ndence; thence northerly, along sold shore lin e, to the int ers ection with o line 35.00 feet northerly of, os measured of a right a ngl e, and poroltel
with said wes terly extension of the no rth line of Lot 6; the nce S outh 85 d egr ees 40 minutes 27 seconds East along said intersected line, a dista nc e of 8
feet, more or less, to the in te rsection with "Line B"; thence South 13 degre es 26 minutes 02 seconds West, along said 'Line B", to the s outherly terminus
of said " Line 8"; the nc e Sou th 88 degrees 32 minutes 17 seconds East, p arallel with the westerly exte nsion of the north line of said L ot 5, a distance of
20 feet to said w esterly line of Lot 5; thenc e North 13 degrees 26 minutes 02 s econds Eost, al ong soid westerly lin e of Lot 5, o distance of 15 .06 feet
to the intersection with said north line of the Sou th 50.00 feet of Lot 5; thence S outh 85 degrees 40 minute s 27 se conds East along said north line of
the South 50.00 feet of Lo t 5, a distanc e of 95. 99 feet to the point of beginning.
"Line A" is desc ribed as fo llows: Commencing at the northwest corner of said Lot 6; thence westerly, on the westerly extension of the north line of said
Lo t 6, a distance of 20,00 feet to the point of begin ning of " Line A"; thence southerly, at a right angle to said westerly ext ensi on, a dist ance of 10.00
feet an d said "Line A" and the re terminating.
"Line 8" is described as follow s: Commencing at a point on said westerly line of Lot 5, distant 45.00 feel north of the south we st comer of s aid Lot 5;
thence w esterly, parosel with the westerly extension of the north line of said Lot 5, a distan ce of 20 .00 f eel to th e p oint of beginning of "Line B"; thence
sou the rly, parallel with said westerly lin e of Lo t 5, a dista nce of 10.00 feet and said "Li ne B" ther e terminating.
Has caused the same to be surve yed an d plotte d es BREDE ESTATE and does hereby dedicat e to th e publi c for p ublic use the public way and the
drainage & utility ea sements as e reotod by this plat.
In witness whereof said Helen Bechto ld, Pe rs onal Representative of the Esta te of Caroline Brede , have h ereunto set their h and this day of 2013.
Helen Be chtold
STATE OF MINNESOTA
COUNTY OF
This instrumen t was ac kno wledged before me on , 2013 by Helen Be chtold, Perso nol Representative of the Estote of Caroline Brede .
No ta ry Public, Coun ty, Minneeutu
My commission expires
I, Richard J. Williams, Jr., do hereby certify that this plat was prepared by me or under my direct supervision; that I am a duly Licensed Land Surveyor in the
State of Minnesota; that this plot is o correct representation of the boundary survey; that all mothemoticol data and labels ore correctly designat ed on this pl at;
that all monuments depicted on this plat hove been, or will be correctly set within one year; thot all w ater b ound aries and wet l ands, as defi ned in Minnes ota
Statutes, Section 505 .01, Subd. 3, as of the d ate of this certifi cate are shown and label ed on this plat; and all public w ays are sh own and labeled on this plot .
Doted this day of 2013.
Richard J. Williams, Jr„ Licensed Land Surveyor
Minnes ota License N o. 19840
STATE OF MINNESOTA
COUNTY OF DAKOTA
Thi s I nstrument w as acknowledged before me on , 2013, by Richard J. Williams Jr .
Not ary Public, County, Minn es ota
My commi ssi on expires
CITY COUNCIL, CITY OF MEDINA, MINNESOTA
This pl ot of BREDE ESTATE was approved and accepted by the City Council of the City of M edina, Min nesota of a regul or meeting thereof held this
_day of , 2013, and said plat is in c omplionce with the provisions o Minnes ota Statutes 505.03, Subd. 2.
City Co uncil, City of M edin o, Min nesot a
By;
, Mayor
By:
Clerk
TAXPAYER SERVICES DEPARTMENT, Henn epin C ounty, Minne sot a
I hereby certify that taxes payoble In 2013 and prior years h ove bee n p aid for la nd described on this Plat, dated this day of , 2013.
Mark V. Chopin, County Auditor
by...._.— ., Deputy
SURVEY DMSION, He nn epin County, Minnes ota
Pursuant to MN . STAT . Sec. 3838.565 (1969) , this plat has been approved this doy of 2013.
William P. Brown, County Surveyor by
REGISTRAR OF TITLES, Hen nepin County, Mi nn esota
I hereby certify that the within plot of BREDE ESTATE was fil ed in this office this day of , 2013, at o'clock
Martin McCormi ck, Registrar of Titles by dep uty
T1110 PLAT PREPAREO 8Y BOLTON & MENK, IN C
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LOCATION MAP
NOT TO SCALE
N 1/4 COR. OF
-SEC. 18, MP. 118, RGE. 23
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BREDE ESTATE
PRELIMINARY PLAT
SURVEYOR'S CERTIFICATION
hereby certify that this su rve y was prepared by me or under my direct
su pervision an d that 1 am a duly lice nsed land surveyor unde r the la ws of
the State of M innesota.
it
40
REVISED: SHORELINE & AREA NOTE 9/4/2013
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/ /- ELEV.=987.22 (NCVD 29)
y9OD No B ,„
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D 4RER
PROPOSED DRAINAGE AND UTILITY
EASEMENTS ARE SHOWN THUS:
1
5-1
_ I 0 1
BEING 5 FEE T IN W IDTH AND ADJOINING SIDE
& REAR LOT LINES AND 10 FEET IN WIDTH
AND AD JOINING PUBLIC WAYS, UNLESS
OTHERW ISE INDICATED ON THIS PLAT.
....RIP -PA P
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DESCRIPTION
(Certificate of Tine No. 1344160)
Tho se parts of Lo ts 5, 6 and 7, Block 27, the tract of la nd designate d as "BEACH" an d the v aca te d We st 10 feet of Lake Shore Avenue, all in Inde pen dence Beach, He nnepin Co unty, Minneso ta , and of the un platted
pa rt of Gove rnment Lot 2, Se ction 18, Towns hip 118, Ra nge 23, lying w ithin the follow ing described parcel:
Comme ncin g at the sou theast co rner of said Lot 5; thenc e on an as sume d bearin g of North 11 degrees 46 minutes 10 se conds Ea st, alon g the ea sterly line of sa id Lo t 5, to the intersec tion with the no rth line of
the south 50.00 fee t as mea sured at a right an gle, of said Lo t 5 an d the point of beginning o/ the lon d to be desc ribed: thence So uth 78 degrees 13 minutes 50 seco nds Ea st, a distance of 10. 00 feet; thence
Sou th 11 degrees 46 minutes10 secon ds West, a distance of 151.16 feel; thence So uth 69 degrees 05 minu tes 34 seco nds East, a distance of 8.92 feet; thence South 21 degrees 12 minu tes 32 seconds West. a
distanc e of 318 feet, more or less, to the s ho re line of Lake Independence; thence no rtherly, along said shore line, to the inte rse ction w ith a line 20 feet south o f, a measu red at a right angle. and parallel with th e
westerly exten sio n of the no rth lin e of said Lot 6; thence South 85 de grees 40 minu te s 27 se con ds East, a lo ng said pa rallel line , to the intersectio n with a lin e 20.00
fee t w esterly o f, as me asured at a right angle,
and para llel with the westerly line of said Lot 6; thence North 13 degrees 26 minutes 02 seco nds East, para llel with said westerly line , a dista nce of 10. 13 feet to the intersectio n with a line 10.00 feet south of, as
measured at a right angle, and paralle l with said w esterly e xtensio n of the north lin e of Lot 6; thence South 85 degrees 40 minu te s 27 se co nds East, para lle l with said w esterly ex tension, a dista nce of 1.86 feet to
the inte rsec tio n with "Une A"; thence Nort h 4 degre es 19 minu tes 33 seco nds East, along sa id " Line A', a distanc e of 10. 00 fee t to its no rthe rly terminus; thence No rth 85 degrees 40 minutes 27 seconds West, al ong
sa id westerly e xtensio n, a dis ta nce of 0. 26 feet to the intersec tion w ith a line 20.00 feet wes terly o f, as mea su red at a right angle and para llel w ith the w esterly line of s aid Lot 5: thence North 13 degrees 26
min utes 02 sec on ds Eas t, para lle l with said weste rly line of Lo t 5, to the intersection w ith a line 10. 00 fe et northerly of, a smea sure d of o right an gle , and parallel with sa id wes terly e xten sion of th e north li ne of L ot
m
6; thence North 85 degrees 40 minutes 27 secon ds Wes t, alon g said intersected Inc. a distance of 12 fe et, o re or less, to the s ho re line of Lake In dependen ce; thence northerly, a lo ng said sh ore lin e, to the
intersectio n with a line 35.00 feet no rtherly o f, as measured at a right angle, a nd parallel w ith said wes terly exten sio n of the no rth line of Lo t 6; thenc e Sou th 85 degree s 40 minutes 27 sec onds East along said
e inter sected (Inc. a dista nce of 8 fee t, m or le ss, to the intersectio n with "Line 8"; thence South 13 degrees 26 minute s 02 seconds W est, along said 'Line B", to the southerly terminus of said "Line B"; thence
South 88 degree s 32 minutes 17 secon ds East, para llel w ith the westerly exten sion of the no rth line of s aid Lot 5, a dista nce of 20 feet to said weste rly line of Lo t 5; thence No rth 13 degrees 26 minutes 02
seconds Ea st, alon g said w es terly line of Lot 5, o distance of 15.06 feet to the in tersection with said north rine of the So uth 50.00 feel o/ Lot 5; thence South 85 degrees 40 minutes 27 seconds East along said
north line of the Sou th 50.00 feet of Lot 5, a dista nce of 95. 99 fee t to the po in t of begin ning.
"Line A" is described as follows : Commencin g at the n orthw est co rner of said Lo t 6; thence weste rly, on the westerly extensio n of the no rth line of sa id Lo t 6, a dis to nce of 20.00 feet to the point of beginning of
"U ne A"; thence sou therly, at a right angle to said w esterly extensio n, a distan ce of 10. 00 feet a nd said "Un a A' And there termina ting.
"Line B' is described as follo ws : Co mmencing at a point on said westerly line of Lo t 5, distant 45.00 fee t nort h of the so uthwest co rn er of s aid Lo t 5; then ce westerly, parallel with the westerly ext ensi on of th e north
line of said Lo t 5, a distance of 20. 00 fe et to the po in t of beginning of "Line B"; thenc e southe rly, parallel with said westerly line of Lo t 5, a dietonce of 10. 00 feet and s aid "Line B" there terminati ng.
UTILITY AND SITE DATA
The following Zo ning info rmatio n was obtained from Debra Peterson -Dufres ne at the City of Medina Planning & Zoning Office. on January 26, 2009. For detailed zoning i nf ormatio n and sp ecifi c interpretation of code
requirements , co ntac t De bra Peterson -Dufresne at the City of Medin a Plann ing & Zo ning Office (763)-473-4643.
ZONING: Subjec t pro perty: UR (Urba n Res idential) an d Shor elan d O verla y Dis trict
FLOOD ZONE: Co mmunity Pane l No . 27053C01420, date d Se pte mber 2, 2004, of Floo d Insurance Rate Maps published by U.S. De pa rtment of Housing a nd Urban Devel opment, sh ows this site as b ei ng Mo oted in Z ones
X and AE. Zone X is define d as "Are a dete rmin ed to be o utside the 0.25 ann ual c ha nce flo odpla in ; Zone AE is de fined as "lase flood elevations determined ."
Co mmunity Panel No. 27053C0144E, dated Se pte mber 2, 2004, of Flo od Insura nce Rate Mops publishe d by U.S. Department of Housing and Urbon Development, shows thi s site as being located in Zones X and AE.
Zo ne X is define d as "Area determined to be outside the 0.2% a nnual cha nce floo dpla in ;" Zo ne AE is defined as "Ba se floo d e levations determined ."
The divisio n between the Flood Zones is not shown on this su rvey mo p. Floo d Zo ne ma ps are no t su fficiently precise for accurately deriving the l oc ati on of z one limits by scale . A field survey to det ermine the
on -gro und location of the bo undary betwee n zo nes was not a co ntrac tual co mponent of this survey
UTIUIIES: Only utility lines an d structures observed du ring the course of the field su rve y of this site are shown on this mop. Th e surv eyor does not guarant ee that th ere ar e no other utility lines and struct ur es, active
or a bando ned, on or adjacent to the subjec t pro perty.
AREA: The subject property co ntains ±52,700 square fee t (±1.21 a cres).
PROPOSED AREAS
LOT 1 - 20,080± SO. FT.
LOT 2 - 31,874± 50. FT.
L AKE SHO RE AVE R/W - 727 SO. FT.
(NOTE: All a reas measu red & lie above the Ordinary High W ater Mark (OHW))
OW NER/SUBDIVIDER
Helen Be chtold, Perso na l Represen tativ e
of the Esta te of Caroline Breda
6904 Cresto n Roa d
Edina , MN 55435
SURVEYOR/DESIGNER
Bo lto n & Menk, Inc.
12224 810011et Avenue
Burnsville , MN 55337
OFR frict✓
FORsa
63,
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t.13A SE FLOOD ELEVATION: 960 FT.
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LEGEND
JUDICIAL LANDMARK MONUMENT (JLM) SET
PURSUANT TO INTERLOCUTORY ORDER 20621
3/4 " IRON PIPE MONUMENT SET
MARKED BY REG. N O. 19840
IRON PIPE FOUND
HENN . CO . SECTION MONUMENT FOUND
JUDICIAL LANDMARK MONUME NT FOUND
SET PURSUANT TO TORRENS CASE NO. 17237 (DEC. 12, 1972)
BENCHMARK
ANCHOR
C ATCH B ASIN
HYDRA NT
TELEPHONE PEDESTAL
UTILRY POLE
CURB STOP
SANITARY MANHOLE
WATER VALVE
ELECTRIC METER
DECIDUOUS TREE & DIA. SIZE
CONIFEROUS TREE & DIA. SIZE
SNAP
BUSH
TRAFFIC SIGN
POST
APRON
UTILITY OVERHEAD
STORM SEWER
0 20 40
SCALE IN FEET
Horizontal Datum: 1986 Hennepin County Coordinate System
Vertical Datum: NGVD 1929
A
PRELIMINARY PLAT
2921 & 2929 LAKESHORE AVENUE, MEDINA, MN 55359
%BLTN) tic MNK , INC.
Cons ulting Engineers & Sur veyors
12224 NICOLLET AVENUE S, BURNSVILLE, MN 55337 (952) 890-0509
MANKATO, FAIRMONT, SLEEPY EYE, BURNSVILLE, W LIAIAR, CN A5K., RAMSEY,
t MAPLEWOOD, BA XTER, ROCt04.8I,H. MI NNESOTA & ANTES . SPENCER . IO WA
9/0 BLOCK 27 & TRACT DESIGNATED
AS "BEACH", INDEPENDENCE BEACH,
HENNEPIN CO., MN AND P/0 GOVT
LOT 2, SEC . 18, MP. 118, RGE . 23
FOR: BREDE ESTATE
I:\PRIV\T12105550\C3D\SDB1055500
JOB NUMBER: T12.105550 FIELD BOOK: SN01, PG . 88-89 DRAWN BY: ERW
FILE N0. 3844 D WG. NO. 3594-B
S18 -T118 -R23-23
t
City Council Report to Planning Commission (covering City Council meetings on
July 16, August 7, August 20 and September 3)
Complete Eye Care of Medina (170 Westfalen Trail)
7/16/13: Approved the site plan and the development agreement. Agreed to spread the
SAC/WAC and park dedication fees over 3 years.
Reserve of Medina (520 Hackamore)
7/16/13: Approved the final plat (for the first phase, 51 units and the recreational lot,
with 75 lots to be platted in subsequent phases) and the development agreement. The
developer originally had planned to provide irrigation using a private well and the storm
water ponds, but at the time of the CC meeting, the DNR had not issued the permit for the
private well and the developer had requested that it not be required to provide irrigation.
The CC's approval of the plat was conditioned upon the development agreement being
reworked to provide:
1. The developer would install the infrastructure for private irrigation with
piping ot the stormowater management pond.
2. Developer would construct a facility to house a well, we the well would not be
installed until the DRN permit for the well was obtained, which the developer
was to diligently pursue.
3. The HOA documents were to include a plan of regulation for use of the
irrigation water before and after installation of the well.
4. The marketing materials and HOA documents would have to disclose to
potential purchasers that capacity for landscaping irrigation may be limited
due ot the lack of the DNR permit to install a well, and regardless, regulation
of landscaping irrigation would e regulated by the HOA.
5. Unrelated to the well, and in response to concerns of neighbors, the developer
would be responsible to clearly identify the boundary between the park
(Outlot D) and the neighboring properties to avoid inadvertent use of the
neighbors' property for recreation.
8/7/13: Established the storm sewer improvement district for the development.
Fields of Medina West 2nd Addition
8/7/13: Granted final plat approval and approved the development agreement.
Enclave at Medina 5th Addition (north of the existing Enclave development)
8/7/13 Approved preliminary plat for 9 lots
8/20/13 Approved the Development agreement and final plat.
9/3/13: Established the storm sewer improvement tax distraction for the fifth addition.
Dennis Hedtke Property at SEC of 55 And Sioux Drive
8/7/13: In evaluating the request to rezone the property from Uptown Hamel 2 to
Community Highway -Railroad, the CC struggled with the same issues as the Planning
Commission had noted in its earlier meeting.
Mr. Hedtke and his broker made clear that the intent was to rezone eth property in
advance of any specific development plans, with an eye toward enhancing the property's
value for sale with a rezoning of eth property.
The CC approved the rezoning on a 3-2 vote. Those that dissented were not opposed
specifically to the rezoning, but wanted to consider the rezoning with a particular
development plan in hand to ensure some nice transition from Highway 55 into the
Uptown Hamel area. Rezoning in advance of any such plan results in less flexibility
being reserved to the City to comment on the proposed development.
The City did not elect to rezone the neighboring property to the east at this time.
Mediacom Buildout
There has been approximately a 2-moht delay in preparing the build -out map. The map
should be available for review at the CC meeting next week, on 9/17/13.
As you know, the first phase will include connections to City Hall, the new public works
development and the Highway 55 business corridor.
Mediacom still believes it can construct the first 7.67 miles (and possibly more) before
the November 1, 2013 deadline.
The fist 14 miles will be built at Mediacom's cost; the cost to construct the second 15
miles will be shared by the City and Mediacom,
The agreement is to provide cable service, but Mediacom will also offer telephone and
internet services through the installation.
Hamel Fire Department Report presented on August 7:
There has been a significant increase in the department's response time, as well as a
significant improvement in the department's overall performance and professionalism.
Training of fire official has been enhanced. The City will proceed with contract
negotiations with the department.
2
f
Lake Independence Outlet
The lake's outlet has been clogged by sediment and vegetation material, resulting in
abnormally high water levels.
The City participated in a public bidding process; the low bid was $49,150, and with
conting3ency, the project budget to clean out the channel is $61,438.
At the 9/3/13 CC meeting, the city approved a contribution of approximately $20,000 in
city funds to clean out the outlet. The remainder of the cost will be born by the City of
Independence, Three Rivers Park District and the Pioneer Sarah Creek Watershed
District., all of which still must approve the financing arrangement.
2014 Proposed Taxes and Expenditures
The City held an open house on 9/3/13 to present the 2014 budget. The City's
expenditures are anticipated to increase due to road improvement projects, the renovation
of the public works and police building and increased insurance costs.
The 2013 budget was $3,776,425 (resulting in a tax rate of 24.5% of capacity, or
approximately 1/4 of a percent of tax value)
The 2014 proposed budget is $3,948,175 (resulting in a tax rate of 25.4 percent (.9%
increase), or approximately 1/4 of a percent of tax value.
The increase in the budget, $171,750 or 4.5%, is large due to adding the operational and
maintenance expenditures of the new public works/police facility, and an additional part-
time public works employee to maintain the new road infrastructure with in the City and
a 2% COLA increase for City employees.
The impact:
Monthly Medina Taxes on Your Home
$300,000
$750,000
Home*
Home*
General Administration
$ 10.62
$ 29.80
Planning/Zoning/Inspect
$ 1.75
$ 4.91
Police
$ 21.82
$ 61.22
Fire
$ 5.47
$ 15.36
Public Works
$ 9.94
$ 27.90
Park and Recreation
$ 2.37
$ 6.64
Capital, Roads & Levies
$ 11.52
$ 32.34
Monthly Cost — 2014
$ 63.49
$ 178.17
Annual Cost — 2014
$ 761.24
$ 2,137.92
Compared to:
Monthly Cost — 2013
$ 59.50
$ 166.83
Annual Cost - 2013
$ 714.00
$ 2,002.00
3
Of the 8 closet neighboring cities to Medina, the average tax rate in 2012 was 38.8%,
with Orono being the lowest at 1.283%. Medina was the second lowest.
Following the public comment, the Council adopted resolutions approving the 2014
preliminary tax levy and general fund budget.
A flyer will be sent to all residents explaining the proposed tax levy and budget. There
will be another public discussion on the tax levy and budget on Tuesday December 3.
Dog Park
At the 9/3/13 CC meeting, the planning commission presented its preliminary findings
that a dog park would benefit the City and sought he Council's approval to proceed with
further study of a dog park within the City, which the Council granted
4