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HomeMy Public PortalAbout05-2007CITY OF MEDINA 2052 COUNTY ROAD 24 MEDINA, MN 55340 AGENDA MEDINA PLANNING COMMISSION TUESDAY May 8, 2007 7:00 P.M. MEDINA CITY HALL 1. Call to Order 2. Public Comments 3. Update from City Council proceedings 4. City Planner's Report 5. Approval of April 10, 2007 Planning Commission minutes 6. Discussion regarding Planning Commission reports at City Council meetings 7. Ernest and Laura Duffney — Concept Plan for a residential development on property located in the Rural Residential (RR) zoning district — 5 acres, located north of Lakeview Road (PID 24-118-23-12-0021). Public Hearing 8. Update regarding the progress of the Comprehensive Plan Advisory Panel 9. Adjourn Posted in City Hall May 4, 2007 AIL LANDFORM MINNEAPOLIS-PHOENIX Agenda Item: 8 MEMORANDUM 800C BUTLER SQUARE 100 NORTH SIXTH STREET MINNEAPOLIS, MN 55403 OFFICE: 612.252.9070 FAX: 612.252.9077 DATE May 2, 2007 TO Medina Planning Commission FROM Jennifer Haskamp COPY RE Comprehensive Plan Update The following memo summarizes the most recent Advisory Panel meetings which have focused on developing the Future Land Use Plan. It is important for the Planning Commission to understand the Future Land Use Plan (FLU) and how it was developed because it will help guide future development in the community and it will be the Planning Commission's responsibility to understand and enforce the Plan. The Advisory Panel (AP) has worked diligently to develop a draft land use plan that is supported by the goals and strategies defined earlier in the process. At the April Planning Commission meeting, a draft set of goals and strategies were distributed for review by the Planning Commission. It is integral that the goals and strategies support the FLU plan so that decision -making with respect to land use is directly correlated to the goals and aspirations defined for the community as it grows. The Advisory Panel created the FLU plan with input from various stakeholders, technical committee members, and Staff. The Draft FLU Plan is attached for your review and information. Land Use Planning - AP Meetings The Advisory Panel was introduced to the Future Land Use Plan by evaluating current land use patterns, understanding the expectations of the Metropolitan Council and understanding the important natural resources in the community. The Advisory Panel clearly understood that these projections meant significant changes to the community, and that the City would have to plan for growth. The AP also understands that these numbers are a guide, and as a community it is important to plan for what is best for the City and to consider the Metropolitan Council's projections as guidelines rather than simply a requirement. The AP was faced with a series of difficult decisions and questions with respect to growth and, ultimately, the AP decided on the following objectives as a baseline: • Increased density ranges will help achieve more growth in compact areas. Designating areas along the Highway 55 corridor for increased density will allow the community to preserve the rural heart of the community. *Landform Engineering Company doing business as Landfo m Page 1 February 1, 2019 • The City should plan for additional growth and households and focus on conservation and open space development in all areas of the community. • Density should be done well. Good development is achievable at all different densities, so the City should update regulatory controls and performance standards to ensure good development happens throughout the City. • New land use designations should be included on the FLU to more clearly define the types of uses the community desires. o Low Density Residential (LDR): 2.0 — 3.49 Units/Acre o Medium Density Residential (MDR): 3.5 — 6.9 Units/Acre o High Density Residential (HDR): 7.0 — 30.0 Units/Acre o Mixed -Use Commercial (MU): 7.0 Units/Acre o Mixed -Use Office (MU -BP): 7.0 Units/Acre By defining the land use designations the AP was able to more efficiently evaluate the different types of development that might be found in each of the categories. The designations were particularly important for the Concept Plan review meeting that was held on April 30, 2007. At the meeting, 16 different concepts were discussed and reviewed. Considerations for each of the concepts included how the proposed development fit within the FLU and whether the proposed use was appropriate given the current FLU plan. Preliminary Findings — Current Plan vs. Met Council Projections Preliminary analysis of the FLU demonstrates that adding land to the MUSA is not necessary, the current amount of land should be sufficient to handle the amount and kind of growth demonstrated on the Draft FLU plan. The Advisory Panel has not met since the Concept Plan meeting which may support changing some areas on the FLU presented in this memo. However, this plan is at about 75% to 80% complete. Other • The current plan meets about 75-80% of the expectations of the Metropolitan Council with respect to density, and 90-95% of the household projections. • The FLU plan presented in this memo does not include any changes from the concept plan review meeting, so some of the areas with a purple hatch may change. This will be a topic for our next Advisory Panel meeting. • The hot topics at the Concept Plan meeting were the following: o The amount of density allocated to the Holasek property o The Seeland property and request for sewer in what is perceived as the rural heart of the community o Hamel Road as a natural divider between urbanized and rural development. Next Steps • The next Advisory Panel meeting will focus on finishing up the FLU including wrap-up discussions regarding the concept plans, defining and determining the appropriate staging, and creating a set of land use definitions to support the map. • Technical Committee meetings to ensure infrastructure needs can be met by the proposed plan. • Drafting of the document, and subsequent editing. • Open House — public comment opportunity. • Joint Planning Commission and Advisory Panel meeting. • Public Hearing and Planning Commission meeting. • City Council meeting. • Metropolitan Council review and approval. 2 rZ,411 LANDFDRM MINNEAPOLIS•PHOENIX MEMORANDUM 800C BUTLER SQUARE 100 NORTH SIXTH STREET MINNEAPOLIS, MN 55403 OFFICE: 612.252.9070 FAX: 612.252.9077 DATE April 12, 2007 TO Medina Planning Commission FROM Jennifer Haskamp COPY RE Halo Winds Concept Plan for a Residential Development I have reviewed the Concept Plan for a residential development on the property located on the north side of Lakeview Road near the intersection of Holy Name Road. The following information is provided to facilitate the review of the Concept Plan. Objectives The Planning Commission should be prepared to offer suggestions for improvement and general comment on the Concept Plan. The Concept Plan does not require a formal vote or recommendation but comments and concerns should be stated for the benefit of the Applicant and for the Council to review. The following general comments are offered for consideration by the applicant: Process • The concept plan for Halo Winds was presented at the Advisory Panel meeting on April 30, 2007. The Panel heard a short presentation and addressed questions from the Panel. The Panel discussed the ability to sewer this area because the adjacent area, Raskob's Lakeview Addition, is served from the Plymouth sanitary sewer system. As stated in the City Engineer's review, the current agreement is between Plymouth and Medina and does not allow for additional connections into the system. • The current zoning of the property is Rural Residential (RR) which requires 5 acres of contiguous soil per lot. The proposed concept plan is for sewered development. The applicant would be required to submit a Comprehensive Plan Amendment and rezone the property in order to develop this property under current conditions. • The proposed request would require MUSA expansion (urban services). The development density would be approximately 2 units per acre and would be designated as a Low Density Residential development as defined by the City of Medina. • The Applicant should be aware that the City is in the process of updating their Comprehensive Plan and Land Use Plan and updating the Future Land Use Plan (FLU) is a key component of that effort. 'Landform Engineering Company doing business as Landfom Page 1 May 3, 2007 • The Applicant should be aware that this development would require extensive negotiations between Plymouth and Medina for additional sewer capacity that may not be available. General • The concept plan shows 10 created lots ranging in size between 14,942 square feet and 33,236 square feet. The overall subdivision is 10 acres in size and the density would be approximately 2 units/acre. • Seven of the proposed lots would be accessed off of Halo Circle, and the remaining three would be accessed off of Lakeview Road. Land Use • The existing land use is largely vacant and was formerly used for agricultural production. • Land use and zoning within proximity to the site include Rural Residential to the north, east and west with a section of Urban Residential to the south. The development to the south of the site is Raskob's Lakeview Addition and is provided sewer from Plymouth. • To date, the City's Comprehensive Planning efforts continue to support the preservation of the rural heart of the community and have maintained the current Permanent Rural designation in this area. The Metropolitan Council has also designated this area as Diversified Rural and does not project urban services in this area. Subdivision Design • The small nature of the subdivision makes this site challenging for the proposed use. The lots range in size between 14,942 square feet and 33,236 square feet which offers some lot diversity in the subdivision. • Lots 1, 2 and 3 are awkward and not a part of the neighborhood. Greater consideration should be given as to integrating these lots into the development. • The proposed cul-de-sac is a bit awkward and should be reconsidered. The cul-de-sac could be eliminated and a through road built to better serve all of the lots in the subdivision rather than 3 lots gaining direct access to Lakeview Road. • The development is sparsely vegetated and if the Applicant should move forward should include a landscape plan to add interest to the development. 2 2335 Highway 36 W St. Paid, MN 55113 Tel 651-6.36-4600 Fax 651-636-1311 www.bonestroo.com April 16, 2007 Ms. Jennifer Haskamp Planner C/0 Landform 800C Butler Square 100 North 6 Street Minneapolis, MN 55403 Re: Halo Winds Concept Plan BRA File No. 000190-07000-1 Plat No. L-07-010 Dear Jennifer, We have reviewed the concept plan for the proposed residential development along Lakeview Road, dated March 18, 2007. We have the following preliminary comments with regards to engineering matters: • All cul-de-sac and Right -of -Way widths must conform to Medina City Standard Details. • A wetland delineation report should be submitted for review and approval if any wetlands are present on the site. • Drainage and utility easements should be provided over all drainage ways, ponding areas, and wetlands. In addition, 5-foot wide perimeter drainage and utility easements should be provided along all interior lot lines, and 10-foot wide perimeter drainage and utility easements should be provided along all street frontage. • The site is not in the MUSA and, under the current Comprehensive Plan, cannot be provided with municipal services. • The existing sanitary sewer system that serves Raskob's Lakeview Addition, south and west of Lakeview Road, flows into the City of Plymouth's sanitary sewer system. The agreement between the City of Medina and the City of Plymouth does not allow for any additional connections to this system. • There is no city water service available in this area. • If the plan is to move forward, the applicant should explore the locations of existing drain tile on this property and make provisions regarding their future use or removal. • Water quality and rate control measures will need to be implemented and be included in the plan if the project moves forward. If you have any questions please feel free to contact me at (651) 604-4863. Sincerely, BONESTROO OC37�'C < //� Tom Kellogg Cc: Dust Finke St. Paul St. Claud Rochester Milwaukee Chicago orimmin min 1191117-12:11MFTWV11111-192,4 IFOROMPINPASILIEFulff1 wes. 1 PLO. www 1.1. IC UM OF nig EOF ID.R.A.D.R.A.AY A MY FROG WSWPOOKINALMilt EIRPREPMRD Rff NE OR WWI wow aupooBAYmou LM ONNEKITA. • 111.11/ffisim HALO WINDS DEVELOPMENT CONCEPT PLAN rtoiersict 1 1-07-0040 1 March 18, 2007 Medina City Hall Attn: Council Members, Planning Commission & Staff 2052 County Road 24 Medina, MN 55340 Dear Council Members, Planning Commission & Staff: Subject: Halo Winds Development Ernie &r Laura Duffney This letter and adjoining concept plan is regarding the Property ID # 24-118-23-120021. The location is on the north side of Lakeview Road and the nearest intersection is Holy Name Road. It is our desire to build a residential development to include ten (10) home sites to provide wise use of this beautiful piece of property; where residents may enjoy the views overlooking Holy Name Lake. Professional Design, Style, Construction and Colors of these homes are important to make this a truly beautiful and appealing development. Specifications Include: 4 Average of 2,500 to 3,500 Square Feet Living Areas. 4 Average of Three -Car Garages on all but two of the smallest lots - which would be Double Garages. 4 Diversity of lot sizes to provide different home designs within the development. Medina City Hall Page 2 March 18, 2007 Design & Colors O All homes to be professionally designed by a group that has been selected by us. All homes to be built and completed by our builder, then offered for sale, to ensure design and construction remain consistent and conform to the entire development. Colors are primarily light to dark, earth and wood tones, to be decided by professional designers. O Most homes are to have walkout or look -out lower levels unless topography shows to be otherwise. Stvie v All homes to have a variety of styles, including Adirondack, Appalachian, Chalet, French County, Mountain or Northwood. These designs include stone, brick, stucco, timbers, log siding, cedar, redwood, large windows, vaulted areas and high quality entry and garage doors. (See adjoining example of designs). Construction 4 Anderson or Marvin, or better grade windows and doors. 9 Minimum of 2 x 6 wall construction. Vaulted ceilings in most living areas. O Will not include steel, vinyl or aluminum lap siding on any home. Medina City Hall Page 3 IVlarch 18, 2007 Average home Cost $ 850,000.00. The design and construction of all homes will be of most importance. We plan to build our personal home on one of these home sites. (Please review adjoining copy of Nov. 28, 2006 letter to Rose.) In regard to sewer and water, I have contacted a utility contractor (Dobozenski and Sons). They have inspected present drawings and locations of sewer and water of the homes on the south side of Lakeview Road (on Holy Name Lake.) They conclude that it would be very possible to bore and install sewer and water from the existing sewer line to our property. have also been in contact with the Medina City Engineer (Tom Kellogg), who has mentioned that the existing sewer line is an eight (8) inch line and could support sewer for many more homes than it's currently providing. In Conclusion i Please study and review this serious and important information. Please authorize and enable this development to be built A.S.A.P. Please feel free to talk to us to return comments, ask questions on changes as needed, etc. It will be a Pleasure to Meet All of You Soon. Ernie's Cell: (612)720-6253 Respectfully, &—Sincerely, Laura's Cell: (612)750-8220 Home Phone: (763)478-9422 (_/,. Or Ernie Duffney Ernie & Laura Duffney 6225 Butterworth Lane Corcoran, MN 55340 Laura Duffney Medina City Hall Rose Lorsung/City Planner 2052 County Road 24 Medina, MN 55340 Dear Rose: November 28, 2006 Subject: Property I.D. No.: 24-118-23 12 0021 This letter is regarding the 5 acre property that I, Ernest J. Duffney & Laura K. Duffney currently own. The property is located on the north side of Lakeview Road and the nearest intersection at Holy Name Road. We would like to start the process and have city personnel acknowledge our desire to create a fitting, well -designed development; including approximated eight home sites and a cul-de-sac road within, named "Halo Circle." Initially, we purchased this property with the intention to build our dream house. Within the last year or so, we have been in contact with residential appraisers and real estate agents that all have recommended that we not build the dream home as planned, but to create a proper development. Reasons for the recommendations were as follows: 1) Nearest home values of other homes would be markedly less. 2) A larger home/estate would not fit in the neighborhood. 3) Nearby homes are much smaller. 4) The property is "huddled" around by the other smaller homes on Lakeview Road. 5) City sewer already there for the other homes on Holy Name Lake. Existing sewer line is adequate in size to include eight more home sites. 6) All utilities are very close in distance and can be easily connected. 7) Other homeowner on Lakeview Road would appreciate our development of more comparable home sites. Please take a quick drive and observe this property, home sites, etc. It is easy to envision a fitting, well -designed development that would be a much wiser choice. Medina City Hall Page 2 November 28, 2006 We truly want what is best for all neighbors of this property and the proper decision on our end. We would appreciate that you acknowledge this request and notify other necessary city personnel of our request. Please send notice of acknowledgement to us in return. We would be willing to work with you in whatever is necessary to proceed on this issue. Don't hesitate to contact me at: Cell---612-720-6253 Fax--763-478-3128 Home---763-478-9422 Or Ernest & Laura Duffney 6225 Butterworth Lane Corcoran, MN 55340 Thank You. Sincerely, Ernie Duffney Aar ). :171 7 • _ _ _ • _ _ • liammetl*- J 4,- • . • ' - • — • • _ — - 416, • _.- - 1•• ,.164, Ji ••• flo• • _ - Trim("6"r71.14mor vote' Art werur,o. ‘.7" gill IF a 1 • 41. _ :samovar- yr:* 414 r t i 1