HomeMy Public PortalAbout08-2008CITY OF MEDINA
2052 COUNTY ROAD 24
MEDINA, MN 55340
AGENDA
MEDINA PLANNING COMMISSION
TUESDAY, AUGUST 12, 2008
7:00 P.M.
MEDINA CITY HALL
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 8, 2008 Planning Commission draft minutes.
6. PUBLIC HEARING - Hennepin County Public Works Facility -1600 Prairie
Drive (PID 10-118-23-12-0003 and 10-118-23-11-0004) — Amendment to
Planned Unit Development General Plan (No. A16846) for the
construction of a Wind Turbine tower and Civil Defense Siren tower
7. PUBLIC HEARING - Baker Golf and Ski Chalet — 2935 Park View Drive
(PID 17-118-29-11-0003) — Conditional Use Permit Amendment for
construction of two 22' x 80' (1760 square feet each) accessory structures
for the storage of electric golf carts in the Public/Semi-Public zoning
district.
8. PUBLIC HEARING - Ordinance Amendment - Chapter 8 of the City's
Zoning Ordinance — Creating a Private Recreation zoning district.
9. Open Discussion Items: Mixed Use District
10. Future Meeting Information:
11. Adjourn
Posted in City Hall August 1, 2008
Agenda Item: 8
MEMORANDUM
TO: Planning Commission
FROM: Dusty Finke, Associate Planner; through Planning Director Benetti
DATE: August 5, 2008
MEETING: August 12, 2008 Planning Commission
SUBJ: Private Recreation Zoning Ordinance
Background
The 2010-2030 Comp Plan Update identifies three areas as "Private Recreation" land uses. This
includes the two golf courses in the City (Medina Golf and Country Club; a small portion of
Spring Hill Golf Club which is predominantly located in Orono) and the portion of YMCA's
Camp Ihduhapi which extends into Medina.
Currently, these areas are zoned Public/Semi-Public, which also currently include parks and
pubic buildings. During the process of updating the Comp Plan, there was a lot of discussion
about the Public/Semi-Public land use for a variety of reasons: 1) to recognize the private (as
opposed to public) ownership of the property; 2) a proposal to develop residential units along the
perimeter of the Medina Golf and Country Club; 3) discussions about churches, cemeteries,
schools, and other similar uses.
As a result of these conversation, the Comp Plan update identifies three different land uses in
place of the previous Public/Semi-Public: a "Parks and Recreation" use, a "Public/Semi-Public"
use (churches, cemeteries, government buildings), and a "Private Recreation" use (golf courses,
camp area).
Comp Plan Compliance
Description from Chapter 5 - Land Use and Growth
Private Recreation (PREC) refers to areas that are currently used for recreational uses, are
held under private ownership including a campground and golf courses and could be
expanded to include other recreational uses that are not publicly maintained. Limited
numbers of residential uses will be included within this land use designation.
Language from Chapter 7 — Implementation
Private Recreational (PREC) land use designation identifies areas that are privately held
for open space and recreational activities. These areas are important to the overall
character of the community, but the City does not hold any conservation rights to
preserve them as long-term open space. To encourage owners to maintain these areas
for the enjoyment of the community, the PREC land use designation allows for limited
residential and business uses. A minimum of two zoning districts supporting this land
use will be required: one for urban service areas and one for the rural areas.
Private Recreation
Page 1 of 3 August 12, 2008
Zoning Ordinance Planning Commission Meeting
Two Districts (PREC-R; PREC-U)
The Implementation chapter of the Comp Plan describes the need for at least two PREC zoning
districts, one district for the rural area and one for the portion of the City where sewer and water
are available. The draft ordinance includes these two districts.
General Lot/Development Standards
The standards in the existing Public/Semi-Public district are very limited. Adding a more
exhaustive list of regulations (building materials, landscaping, etc.) may cause existing structures
and uses to become non -conforming. The draft ordinance does include some additional
regulations. The table below summarizes these standards in comparison to the existing
Public/Semi-Public zoning district.
Public/Semi-Public
(existing zoning)
Private
Recreation — Urban
Private
Recreation — Rural
Minimum Lot Size
No regulation
12 acres
30 acres
Front Setback
50 feet
50 feet
50 feet
Rear Setback
30 feet
30 feet
50 feet
Side Setback
30 feet
30 feet
50 feet
Impervious
Surface
No regulation
(60% on any lot)
40%
20%
Building Height
30 feet
30 feet
30 feet
Outside Storage
No regulation
20% of principal
building footprint
20% of principal
building footprint
Residential Uses in PREC-U
The Comp Plan update states that "limited numbers of residential uses will be included" within
PREC. This arose primarily in response to a proposal to develop twin homes along the Medina
Golf and Country Club. The City heard a Concept Plan on such a proposal back in 2006, and
was generally favorable to the use. The applicant was also involved during the Comp Plan
update process. Again, the Comp Plan Advisory Panel, Planning Commission, and City Council
appeared favorable to residential uses along the perimeter of the golf course.
Private Recreation Page 2 of 3 August 12, 2008
Zoning Ordinance
Planning Commission Meeting
The draft ordinance allows residential development within the Private Recreation -Urban
(PREC-U) district, but not within the Private Recreation -Rural (PREC-R) district. Proposed
residential development is required to go through the Planned Unit Development (PUD) process
of the ordinance Staff believes the PUD process is preferable because it more easily allows a
mix of recreation and residential uses, and because it allows a more effective way to limit the
portion of the property which is residentially developed.
The City has identified the maintenance of these recreational uses as a goal. Allowing residential
development on a portion of the property is an economic incentive to achieve this goal.
However, allowing too much of the PREC property to be developed goes against the very reason
why residential is being allowed.
The draft ordinance limits residential development to 15% of the property. The Commission
should discuss if this percentage is preferable. As a point of reference, the 2006 Medina Golf
and Country Club concept was approximately 12.5% of the property of the course.
The draft ordinance requires that any residential development maintain a density of
3.5-5.0 units/net acre. This is equivalent to the low end of the medium density residential land
use. Staff targeted this density to achieve additional residential units while trying to limit
impacts to the recreational/open space amenities of the PREC property. The Commission
should discuss the preferred density.
The ordinance does not include additional development standards for residential development.
Regulations such as lot size and setbacks would be determined as part of the PUD review. This
would leave the most flexibility for proposed development. If the Commission wished for
explicit regulations on these matters, they could be added to the ordinance.
Open House Feedback
Staff held an Open House on the ordinance amendment, with notices being sent to all properties
within 350 feet of the PREC properties. Two neighbors attended the meeting. One family had
specific comments related to the 2006 concept at Medina Golf and Country Club. They believed
twinhomes were not consistent with the surrounding neighborhood and did not believe Shawnee
Woods Road was a good street to access additional homes.
The developer who proposed the 2006 concept at Medina Golf and Country Club was also
present, and suggested the proportion of the property which can be developed be increased to
20%.
Staff also spoke with a representative from the YMCA, who asked a number of questions, but
did not provide specific feedback.
Attachments
1. Conceptual zoning designation map for PREC properties
2. Draft ordinance
Private Recreation
Page 3 of 3 August 12, 2008
Zoning Ordinance Planning Commission Meeting
Private Recreation Parcels
Camp Iduhapi
Possible Zoning Designation
PREC-R
PREC-U
Medina Golf and Country Club
Spring Hill Golf Club
Map Date: July 30, 2008
CITY OF MEDINA
ORDINANCE NO.
AN ORDINANCE CREATING THE PRIVATE RECREATION -URBAN ZONING
DISTRICT AND PRIVATE RECREATION -RURAL ZONING DISTRICT;
ADDING NEW SECTIONS 837.1 AND 837.2.
THE CITY COUNCIL OF THE CITY OF MEDINA, MINNESOTA ORDAINS AS
FOLLOWS:
Section I. The Medina code of ordinances is amended to add new section 837 et seq. as
follows:
PRIVATE RECREATION -URBAN DISTRICT
Section 837.1.01. Private Recreation -Urban (PREC — U) - Purpose. The purpose of the
Private Recreation -Urban (PREC-U) district is to provide a zoning district for facilities which
offer recreational activities to the public, within areas served by city sewer and water, but which
are generally not publicly owned. The large lots within this district also provide open space that
is important to the character of the community. The PREC-U district may also include limited
residential development in order to support the continuation of broader recreation and open space
amenities in the community
Section 837.1.02. (PREC-U) Permitted Uses. The following shall be permitted uses within the
PREC-U district, subject to applicable provisions of the city code:
Subd. 1. Essential services.
Subd. 2. Nature study areas, wildlife sanctuaries, and arboretums.
Subd. 3. Parks and open space.
Subd. 4. Residential dwellings, subject to the requirements of Section 837.1.08 below.
Section 837.1.03. (PREC-U) Conditional Uses. The following shall be permitted uses within
the PREC-U district, subject to conditional use permit approval, and other applicable provisions
of the city code:
Subd. 1. Outdoor recreational facilities (including uses similar to: golf courses, country
clubs, driving ranges, campgrounds and resorts).
Section 837.1.04. (PREC-U) Accessory Uses. The following accessory uses shall be allowed
within the PREC-U district, subject to applicable provisions of the city code and provided such
use is subordinate to and associated with a permitted or conditional use:
Subd. 1. Off-street parking and loading.
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Subd. 2. Signs.
Subd. 3. Restaurants and food service.
Subd. 4. Licensed on -sale liquor establishments.
Subd. 5. Outdoor dining, drinking or entertainment area.
Section 837.1.05. (PREC-U) Lot Standards. The following standards shall be observed,
subject to additional requirements, exceptions and modifications set forth in the city code:
Subd. 1. Minimum Lot Size: 12 acres
Subd. 2. Minimum Front Yard Setback: 50 feet
Subd. 3. Minimum Rear Yard Setback: 30 feet
Subd. 4. Minimum Side Yard Setback: 30 feet
Subd. 5. Outdoor Recreation and Parking Setback: Outdoor improvements, areas intended
for recreational purposes, and parking areas shall abide by the same setbacks required for
structures.
Subd. 6. Animal Structure Setback: Structures or buildings used to house, exercise or
accommodate animals shall not be erected within 150 feet of any lot line.
Subd. 7. Maximum Impervious Surface: Impervious surface coverage shall not exceed
40 percent.
Section 837.1.06. (PREC-U) Design and Development Standards. The following standards
shall be observed, subject to additional requirements, exceptions and modifications set forth in
the city code:
Subd. 1. Maximum Building Height: 30 feet
Subd. 2. Outside Storage: Outside storage shall not exceed 20 percent of the footprint area
of the principal structure on the lot. Outside storage areas must be located and screened
in a way so as not to be visible from adjacent property. At a minimum, outside storage
areas shall meet the structure setback requirements of the district.
Subd. 3. Outside Storage of Service Vehicles: For every 5,000 square feet of building
footprint, outside storage of one service vehicle shall be allowed. Such service vehicles
shall have current and valid license, be in operable condition for use on public streets,
and be regularly utilized in the property's daily operations. Vehicles stored consistent
with this provision shall not be counted against outside storage limitations.
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Section 837.1.07. (PREC-U) Additional Design and Development Standards for
Conditional Uses.
Subd. 1. A detailed plan shall be submitted to the city describing how the proposed outdoor
recreational facility's impacts on neighboring properties and public rights -of -way will be
minimized. The city may require additional conditions to reduce the potential for adverse
impacts including, but not limited to, the following: additional setbacks for areas which
are intensively utilized for recreational activities; additional landscaping, berming, or
fencing; and limitations on the hours of operation.
Subd. 2. The city may require evidence of liability insurance specifically covering private
property damage, depending on the type of outdoor recreational facility proposed.
Subd. 3. Adequate restroom facilities shall be provided.
Subd. 4. Unless within an outside storage area or otherwise permitted by this section, all
equipment and vehicles must be stored within a building.
Section 837.1.08. (PREC-U) Residential Development. In order to encourage the continuation
of the recreation and open space amenities of PREC-U property in the community, a limited
amount of residential development shall be permitted within this district. Such development
shall abide by the following restrictions and other relevant regulations of the city code.
Subd. 1. Maximum Area Limitation. No more than 15 percent of the gross acreage of a
property containing a recreational facility or permitted use may be utilized for residential
development.
Subd. 2. Allowed Residential Density. Residential development within the district shall
include a minimum of 3.5 and a maximum of 5.0 units per net acre.
Subd. 3. Planned Unit Development Required. Residential development within the district
must be in the form of a planned unit development (PUD). All proposed residential
development will be reviewed and subject to the PUD process and requirements set forth
in Sections 827.27-827.43 of the city code.
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PRIVATE RECREATION -RESIDENTIAL DISTRICT (PREC-R)
Section 837.2.01. Private Recreation -Residential (PREC-R) - Purpose. The purpose of the
Private Recreation -Residential (PREC-R) district is to provide a zoning district for facilities
which offer recreational activities to the public that are within areas not served by city sewer and
water, but which are generally not publicly owned. The large lots within this district also
provide open space important to the character of the community.
Section 837.2.02. (PREC-R) Permitted Uses. The following shall be permitted uses within the
PREC-R district, subject to applicable provisions of the city code:
Subd. 1. Essential services.
Subd. 2. Nature study areas, wildlife sanctuaries, and arboretums.
Subd. 3. Parks and open space.
Section 837.2.03. (PREC-R) Conditional Uses. The following shall be permitted uses within
the PREC-R district, subject to conditional use permit approval, and other applicable provisions
of the city code:
Subd. 1. Outdoor recreational facilities (including uses similar to: golf courses, country
clubs, driving ranges, campgrounds and resorts).
Section 837.2.04. (PREC-R) Accessory Uses. The following accessory uses shall be allowed
within the PREC-R district, subject to applicable provisions of the city code and provided such
use is subordinate to and associated with a permitted or conditional use:
Subd. 1. Off-street parking and loading.
Subd. 2. Signs.
Subd. 3. Restaurants and food service.
Subd. 4. Licensed on -sale liquor establishments.
Subd. 5. Outdoor dining, drinking or entertainment area.
Subd. 6. Riding stables.
Section 837.2.05. (PREC-R) Lot Standards. The following standards shall be observed,
subject to additional requirements, exceptions and modifications set forth in the city code:
Subd. 1. Minimum Lot Size: 30 acres
Subd. 2. Minimum Front Yard Setback: 50 feet
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Subd. 3. Minimum Rear Yard Setback: 50 feet
Subd. 4. Minimum Side Yard Setback: 50 feet
Subd. 5. Outdoor Recreation and Parking Setback: Outdoor improvements, areas intended
for recreational purposes, and parking areas shall abide by the same setbacks required for
structures.
Subd. 6. Animal Structure Setback: Structures or buildings used to house, exercise or
accommodate animals shall not be erected within 150 feet of any lot line.
Subd. 7. Maximum Impervious Surface: Impervious surface coverage shall not exceed
20 percent.
Section 837.2.06. (PREC-R) Design and Development Standards. The following standards
shall be observed, subject to additional requirements, exceptions and modifications set forth in
the city code:
Subd. 1. The design and development standards of the Private Recreation -Urban (PREC-U)
district shall apply, subject to additional requirements, exceptions and modifications set
forth in other sections of this ordinance.
Subd. 2. When determining necessary specifications for sewage treatment systems, the city
shall consider the proposed use, soil suitability, and environmental factors.
Section 837.2.07. (PREC-R) Additional Design and Development Standards for
Conditional Uses. The design and development standards of the Private Recreation -Urban
(PREC-U) district shall apply, subject to additional requirements, exceptions and modifications
set forth in other sections of this ordinance.
SECTION II. This ordinance shall become effective upon its adoption and publication.
Adopted by the city council of the city of Medina this day of , 2008.
T.M. Crosby, Jr., Mayor
ATTEST:
Chad M. Adams, City Administrator -Clerk
Published in the South Crow River News this day of , 2008.
5
Agenda Item: 7
MEMORANDUM
TO: Planning Commission
FROM: Dusty Finke, Associate Planner; through Planning Director Benetti
DATE: July 31, 2008
MEETING: August 12, 2008 Planning Commission
SUBJ: Three Rivers Park District (Baker Golf Course) — 2935 Parkview Drive —
Conditional Use Permit Amendment for a golf cart storage building
Application Deadline
Original Application Received: July 8, 2008
Complete Application Received: July 29, 2008
60-day Review Deadline: September 27, 2008
Overview of Request
Three Rivers Park District has requested approval of an amendment to the existing Conditional
Use Permit (CUP) for Baker National Golf Course to allow construction of two 1,760 S.F.
structures to store golf carts. Currently, carts are stored outdoors in approximately the location
of the proposed structures. The applicants also seek approval for a small future addition to the
clubhouse building for the purposes of building an ADA accessible restroom and shower -room.
Plans are not available for this addition at this time, but staff suggested that the District add it to
this application since it will likely be smaller than 450 S.F. in size (5% of the footprint of the
clubhouse).
The subject property is zoned Public/Semi-Public, where institutional outdoor recreational
activities are listed as a Conditional Use. The original CUP was granted to the property in 1988,
when the course was expanded to 27 holes and the club house was constructed. Since that time,
a number of amendments have been granted, allowing additions to the clubhouse and
construction of various accessory structures for course maintenance. Staff suggests integrating
these amendments into one comprehensive CUP for the golf course operations so that future Park
District and City staff only need to reference one resolution for the required operational
conditions. It should also be noted that two variance have been granted for structures at Baker
National Golf Course. The Park District was granted a shoreland setback for construction of the
irrigation pumphouse and a building material variance to construct a steel -sided chemical
building.
Site Description
Baker National Golf Course is located on two parcels, which are 529 and 156 acres in size. The
course is located west of Parkview Drive, stretching most of the distance between Hamel Road
and County Road 24. In addition to Baker National Golf Course, two other Park District
facilities are also located on the larger parcel. The Marshview Group Camp and the old Natural
Resource Management office are located on the larger parcel, adjacent to County Road 24. The
remaining western portion of the large parcel is undeveloped except for existing nature trails.
Baker Park National Golf Course
Page 1 of 6 August 12, 2008
CUP Amendment Planning Commission Meeting
Existing structures (and their footprint size) within the course include the clubhouse (9,600 S.F.),
five structures in the maintenance area (total of 12,600 S.F.), the red barn used for storage (1,800
S.F.) two small structures near the driving range (total of 1300 S.F.), a small "starter building"
(80 S.F.), and an irrigation pumphouse (196 S.F.). There are also vault latrines restroom
facilities throughout the course.
The proposed golf cart building location is over 640 feet from Parkview Drive and almost
2000 feet from Hamel Road. The location will be visible from the course itself, but not from
neighboring properties. Park District staff believes the restroom/shower-room addition will
likely be off of the front (east) of the clubhouse because there is easier access to plumbing and
mechanical equipment.
Buildings Details
The proposed golf cart buildings are each 22' x 80' and are separated by a 22' wide driveway. A
chain link gate will enclose the common driveway and control access to the buildings
The building height of the proposed structures is approximately 13 feet, while the gross distance
from slab to the top of the peak is 17 feet. The applicant proposes Hardie -board siding and a
shingled roof, with architectural design fashioned after the clubhouse.
Park District staff has not yet prepared even rough sketches of the restroom/shower-room
addition. However, because of the scale of the addition, the Park District seeks approval on the
CUP so that City staff may administrative review the building permit. Staff believes this is
reasonable, and actually had suggested that the Golf Course look forward in its capital
improvement plan to include any additional small projects. Staff suggests a condition that allows
Baker Park National Golf Course
Page 2 of 6 August 12, 2008
CUP Amendment Planning Commission Meeting
small (5% of existing footprint) additions to the existing buildings, without approval of another
amended CUP, so long as certain conditions as met. This will allow construction of the
restroom/shower-room addition, and other small additions if they would come up.
Stormwater/Wetlands
The proposed structures and cart driveway increase the hardcover on the site by approximately
1122 sq. ft. or 0.0038% of the entire site. Because this area drains to the retention pond on the
property, and in the context of the stormwater utility fee recently enacted by the Council, staff
requested information on the stormwater quality treatment of this pond. See the attached memo
from the City Engineer for more information.
The nearest wetland is over 1000 feet to the southwest of the golf cart building location. The
Park District maintains a minimum of 20 feet native upland buffer around wetlands. Because of
relatively small amount of disturbance, the distance from the proposed construction to the nearest
wetland, and because drainage is directed into a treatment pond, staff does not believe the
Upland Buffer requirements of the wetland ordinance are triggered. Nonetheless, the existing
20-foot buffers maintained by the Park District would meet the requirements of the ordinance.
Conditional Use Permit Ordinance Compliance
Section 825.39 states that when considering a CUP, the City shall consider the effect of the
proposed use upon the health, safety, morals, and general welfare of occupants or surrounding
lands. Among other things, the City shall consider the following:
1. That the conditional use will not be injurious to the use and enjoyment of other property in the
immediate vicinity for the purposes already permitted, nor substantially diminish and impair
property values within the immediate vicinity.
Staff believes the proposed golf cart structure will not intensify activities on the site, and improves
the site by enclosing more of the on -site storage.
2. That the establishment of the conditional use will not impede the normal and orderly
development of surrounding vacant property for uses predominant in the area.
The City has previously determined that the golf course use will not impede the normal and orderly
development in the area, and staff does not believe the proposed golf cart building nor the small
additions in the future will intensify the use.
3. That adequate utilities, access roads, drainage and other necessary facilities have been or are
being provided.
Staff believes adequate facilities are proposed for the golf cart building and future small additions to
the existing buildings. The attached letter from the City Engineer discusses stormwater treatment.
The Fire Marshal has also reviewed the plan and has required "Fire Lane -No Parking" signage
adjacent to the access drives, and has also required a key -box for fire department access to the
buildings.
4. That adequate measures have been or will be taken to provide sufficient off-street parking and
loading space to serve the proposed use.
Neither the proposed golf cart building, nor a small addition to the clubhouse will not increase the
parking needs of the golf course. Driveway circulation appears adequate for golf carts, and the fire
Baker Park National Golf Course Page 3 of 6 August 12, 2008
CUP Amendment Planning Commission Meeting
marshal has required necessary signage for fire access to the buildings. The existing parking lot
provides 225 stalls. A previous CUP amendment requires the District to provide traffic control and
overflow parking for large events. Staff has suggested this condition be continued.
S. That adequate measures have been or will be taken to prevent or control offensive odor,
fumes, dust, noise and vibration, so that none of these will constitute a nuisance, and to
control lighted signs and other lights in such a manner that no disturbance to neighboring
properties will result
Staff does not believe the golf cart building will increase any of these impacts. In fact, the paved
surface should reduce dust in comparison to the existing gravel lot. Additionally, electric carts
should reduce noise in comparison to gas -powered carts. Future small additions should also have a
minimum impact.
6. The use, in the opinion of the City Council, is reasonably related to the overall needs of the
City and to the existing land use.
Baker National, although certainly holding appeal to a wider customer base, is an amenity for
residents of Medina.
7. The use is consistent with the purposes of the zoning code and the purposes of the zoning
district in which the applicant intends to locate the proposed use.
Outdoor recreational uses are consistent with the Public/Semi-Public land use. Additionally,
constructing a building to house the golf carts is consistent with the zoning ordinance, which
generally limits outside storage. The restroom/locker room addition would also help bring the
building into compliance with accessibility codes.
8. The use is not in conflict with the policies plan of the City.
Staff does not believe the use is in conflict with the Comp Plan Public/Semi-Public land use.
9. The use will not cause traffic hazard or congestion.
The addition of the golf cart building should not increase traffic concerns, nor should small
additions to the existing buildings. In terms of the golf course use overall, the District is required by
a previous CUP amendment to provide traffic control for larger events. Staff has suggested
continuing this condition.
10. Existing businesses nearby will not be adversely affected by intrusion of noise, glare or
general unsightliness.
The location, topography, and existing screening limit the visibility of the golf course in general.
The golf cart building itself will be difficult to see from nearby properties. Five percent addition to
the structures on the site would also have a minimum impact.
11. The developer shall submit a time schedule for completion of the project.
The Park District will begin construction of the golf cart building as soon as the project is approved,
and they wish to have the buildings complete before spring 2009, when the electric golf carts arrive.
The Park District did not have as solid of a timeline on the bathroom/shower-room addition, but it is
on their project radar.
12. The developer shall provide proof of ownership of the property to the Zoning Officer.
County records indicate Three Rivers Park District as the owner of the subject properties.
Baker Park National Golf Course
Page 4 of 6 August 12, 2008
CUP Amendment Planning Commission Meeting
As referenced above, the structures meet setbacks, height, and exterior building material
requirements of the Public/Semi-Public district. No significant trees are proposed to be
removed, and erosion control methods will be utilized.
It appears that the proposed structure abides by the requirements of the Public/Semi-Public
district and the performance standards of the zoning ordinance
City Discretion
The City has relatively limited discretion when reviewing a Conditional Use Permit. If the
application meets City ordinances, the CUP should be approved.
However, if the City has discretion to impose conditions on the approval that protect the best
interests of the surrounding community and the city as a whole. Section 825.41 states that these
conditions could include, but are not limited to:
■ Increasing the required lot size or yard dimensions.
■ Limiting the height, size or location of buildings.
■ Controlling the location and number of vehicle access points.
■ Increasing the street width.
■ Increasing the number of required off-street parking spaces.
■ Limiting the number, size, location or lighting of signs.
■ Required diking, fencing, screening, landscaping or other facilities to protect adjacent or
nearby property.
■ Designating sites for open space.
Staff has recommended conditions below.
Staff Recommendation
Staff recommends approval of the amended conditional use permit. The proposed golf cart
storage structures do not intensify the use. The buildings also reduce the amount of outside
storage on the site. Staff is also supportive of language in the CUP to allow small (5% of
existing building footprint) additions to existing buildings via an administrative review.
As described above, staff suggests that the previous amendments to the conditional use permit be
combined within one resolution so that it is clearer for everyone in the future. A number of the
suggested conditions are carried over from these previous resolutions and are noted by italics. If
the City is considering changing these conditions, it should be aware that Baker National is
currently operating under the conditions. Through conversations with the applicant, the
maximum number of employees was increased (from 7 full-time; 20 part-time). The
Commission may wish to recommend this condition be removed.
1) Unless otherwise specified by this resolution, structures shall be limited to those
identified on the site plan received by the City on July 29, 2008: 9,600 S.F. clubhouse;
five structures in the maintenance area (total of 12,600 S.F.); two golf cart storage
buildings (total of 3,520 S.F.); 1,800 S.F. storage barn; two driving range structures
(total of 1,300 S.F.); 196 S.F. irrigation pumphouse; 80 S.F. starter building; and
necessary vault latrine restroom facilities.
2) Existing structures may be expanded by up to 5% of the footprint size specified above
without approval of an amended conditional use permit. These small additions shall be
Baker Park National Golf Course
Page 5 of 6 August 12, 2008
CUP Amendment Planning Commission Meeting
reviewed by city staff for compliance with relevant ordinance and statute requirements.
Additional structures or larger additions will be subject to conditional use permit review
process requirements of the zoning ordinance.
3) The clubhouse shall comply with a 500 foot setback;
4) Parking shall be located a minimum of 100 feet from property lines;
5) There shall be no exterior storage on the site, including golf carts and other equipment;
6) Signs shall comply with city ordinances;
7) Exterior trash containers shall be screened from view with material wish is similar to
used on the exterior of nearby buildings;
8) Hours of operation of the golf course and maintenance facility shall be 5: 30 a.m. to
10: 30 p.m. Memorial Day through Labor Day and 7: 00 a.m. to 9: 00 p.m. for the
remainder of the year.
9) Hours of operation of the clubhouse shall be 6: 00 a.m. to midnight daily;
10) Exterior lighting shall be designed, installed, and maintained so the globe is recessed
and enclosed on all sides except the bottom to prevent spread to areas not intended for
illumination;
11) Exterior lighting for the clubhouse are only permitted at expressed entry points of the
building. Lighting shall be downcast and meet the intensity requirements of the zoning
ordinance;
12) Parking lot lighting shall be extinguished prior to 11: 00 p.m. unless a scheduled event is
taking place which requires the lighting be on for a longer period of time;
13) Exterior lighting on the irrigation pumphouse shall be limited to security lighting under
the east building soffit;
14) Use of the clubhouse by private groups shall be restricted to golfing, skiing and natural
environment activities;
15) No outside speakers or telephone bells are permitted;
16) Driveways and access drives shall be posted with "No Parking" and "Fire Lane"
signage as required by the fire marshal;
17) A special event held on the property at which more than 185 cars are expected must have
proper traffic control. The applicant shall develop a contingency parking plan to be
approved by the city under such circumstances;
18) There shall be no more than nine full-time employees and 30 seasonal employees;
19) No heating equipment shall be used or installed within the barn because of limited
accessibility to the structure. The barn shall not be utilized for any purpose other than
cold storage;
20) Construction of the golf cart buildings, including exterior building materials, shall be in
substantial conformance with the plans received by the City on July 8, 2008;
21) The Applicant shall obtain any necessary permit from the Pioneer -Sarah Watershed
District for construction of the golf cart building; and
22) The Applicant shall pay to the City a fee in the amount sufficient to pay for all costs
associated with the review of the conditional use permit application.
Attachments
1. Location Map
2. City Engineer comments dated July 29, 2008
3. Applicant Letter
4. Site/Building plans for golf cart buildings
Baker Park National Golf Course
Page 6 of 6 August 12, 2008
CUP Amendment Planning Commission Meeting
MA
PLEST
14.A1 S
5
I
I
independence
5
7
Location Map
Morris T. Baker
Park Reserve
Golf Course
Hamel Road
July 29, 2008
Ms. Debra Peterson -Dufresne
Planning Assistant
City of Medina
2052 County Road 24
Hamel, Minnesota 55340
Re: Baker National Golf Cart Storage CUP
Bonestroo File No. 000190-08000-1
Plat No. L-08-033
Dear Deb,
2335 Highway 36 W
St. Paul, MN 55113
Tel 651-636-4600
Fax 651-636-1311
www.bonestroo.com
Bonestroo
We have reviewed the site and building plans for the proposed golf cart storage at the Baker National Golf Course. The
plans propose to construct two new electric golf cart storage buildings and driveway. The majority of the building space
will occupy an existing paved golf cart parking area. We have the following comments with regards to engineering
matters:
• The storm water run off from the project will flow overland to an existing storm water retention and treatment
pond approximately 1000 feet west of the site. Storm water calculations have been submitted showing minimal
water quantity and quality impacts due to this improvement.
• The applicant has submitted a written description of proposed erosion control measures. These measures
should be reviewed and verified along with the construction sequencing at the preconstruction meeting.
If you have any questions please feel free to contact me at (651) 604-4894.
Sincerely,
BONESTROO
Darren Amundsen
cc: Tom Kellogg
Dusty Finke
Three Rivers
Park District
Board of
Commissioners
Sara. Wyatt.
District 1
Marilynn Corcoran,
Vice Chair
District 2
Mark Haggerty
District 3
Dale Woodiaeck
District 4
Rosemary Franzese
District 5
Larry Blackstad; Chair
Appointed'
Joan Peters,
Appointed:
Gears
ntendent.
ThreeRivers
PARK DISTRICT
Baker National Golf Course Electric Cart Storage Buildings
Three Rivers Park District is switching from gas operated to electric golf carts and is
proposing to build two electric golf cart storage buildings at Baker National Course. The
buildings will be 22' x 80' in size, separated by a 22' x 80' common entrance area for
moving carts. Construction will be wood frame with cement frost footings and concrete
floors, exteriors to match the existing Clubhouse in color and basic design features. The
building will function as cold storage only and will not be open to the public.
1. The distance from the proposed buildings to the nearest property line would be
640 ft west of the road right-of-way for Park View Drive.
2. The distance to the nearest existing building, the Clubhouse, would be 69 ft.
3. The height of the proposed buildings would be 17.1 ft from slab level; the height
of the existing Clubhouse building would be 31.4 ft from the proposed buildings
slab level.
4. The existing hard surface entrance road (2736 sq ft) leading to the current
gasoline -cart outside hard surface storage area (3520 sq ft), will be removed and
prepped with an additional 3520 sq ft for the proposed buildings. The new
entrance drive from the west, including the surface area between the buildings,
will be 3938 sq ft. The total surface area gain would be 1122 sq ft.
5. The only exterior lighting on the building will be wall pack mounted fixtures,
model RAB lighting WPIECH70QT, mounted to the top of the walls on the
buildings. The lights will illuminate 90 degrees down from horizontal directly at
the ground.
6. The nearest utility would be an electrical transformer 215 ft to the ENE.
According to Excel Energy, this transformer would power the proposed
buildings.
7. The area would drain to the existing storm drain located 35 ft NW of the
proposed buildings, adjacent to the existing cart path, this storm drain empties
into the retention pond east of the maintenance shop.
8. The buildings will be signed as required by fire regulations.
9. The enclosed CD contains electronic copies of all the documents pertaining to
this application.
If any questions arise, please contact:
Jim Olesen
Central Services Manger
Three Rivers Park District
612-490-0844
Mark Dusbabek
Central Services Coordinator
OR Three Rivers Park District
612-490-7854
Administrative Center, 3000 Xenium Lane North, Plymouth, MN 55441-1299
Information 763.559.9000 • TTY 763.559.6719 • Fax 763.559.3287 • www.ThreeRiversParkDistrict.org
Agenda Item: 9
MEMORANDUM
TO: Planning Commission
FROM: Dusty Finke, Associate Planner; through Planning Director Benetti
DATE: August 5, 2008
MEETING: August 12, 2008 Planning Commission
SUBJ: Mixed Use Zoning District(s) — Commission Discussion
Background
The 2010-2030 Comp Plan Update identifies a number of areas as "Mixed Use" (MU) land use.
The MU parcels are pink on the attached Future Land Use map.
The Mixed Use designation is different from the Mixed Use -Business land use which was
discussed in Uptown Hamel. MU-B allows residential units above retail uses within the same
parcel, or a mix of uses throughout the district. MU parcels, on the other hand, are generally
larger vacant parcels which abut a major roadway and extend towards existing residential uses.
Commercial uses make sense near the road while residential is preferable adjacent to existing
homes. Rather than drawing arbitrary lines through property to designate the break between
commercial and residential, the MU designation was used. In order to account for the number of
residential units on these parcels, the Comp Plan requires residential development equivalent to
3.5-7.0 units/net acre across half of the property.
Comp Plan Compliance
Description from Chapter 5 - Land Use and Growth
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. The mixed -use areas are served, or are intended to be served, by urban services
in the future.
Language from Chapter 7 — Implementation
Mixed -Use land use designations are designed to allow greater flexibility to both the City and a
developer to respond to market conditions while still maintaining a balanced land use pattern.
The development of mixed -use zoning will need to include a minimum of two districts to
address vertically integrated mixed use (Mixed -Use Business), where residential space is above
the commercial space, and lateral mixed use (Mixed -Use) where commercial and residential
building exist together in the zoning district. The Mixed -Use land use designation dictates that
a minimum of fifty percent of a given property will include a residential component, whereas
the Mixed -Use Business designation assumes a strong business component as well as increased
density. Mixed -Use Business designation is focused around Uptown Hamel and may be able to
utilize the Uptown Hamel zoning designation.
Mixed -Use zoning districts will need to address the following elements:
a) Percentage and composition of uses on a particular site;
Mixed Use Zoning Ordinance
Page 1 of 3 August 12, 2008
Planning Commission Discussion Planning Commission Meeting
b) Accommodation of mixed -use across an entire development and not on each
individual parcel;
c) Assemblage by owners and developers of smaller parcels to help create a unified
environment;
d) Architectural and design standards that are specific to the location and type of
mixed -use; and
e) Conservation standards to ensure a high quality of life
MU Zoning District
Staff recommends that the Mixed Use district be designed as a "placeholder" until the subject
property develops. The City will be establishing standards for commercial and residential zoning
districts over the next six months. Guidelines for development within the MU district could then
be based off of these newly established districts. In terms of process, the MU property could
then be subdivided and rezoned (to a combination of commercial and residential districts), or if
could be reviewed through a Planned Unit Development (PUD). Designing the district as a
"placeholder," prevents the need to duplicate regulations and it also supports the vision of a mix
of uses on different areas of the property (instead of vertical mixed -use or allowing a mix of uses
throughout the entire property).
The ordinance will include regulations to give additional guidance for the design of a MU site
which are above and beyond the commercial and residential district standards. These additional
regulations will address the implementation goals described in the Comp Plan (density
decreasing closer to low -density residential; creating a unified, connected environment).
Discussion Items
Crafting Specific MU Standards vs. Referencing Existing Residential/Commercial Standards
Staff has recommended designing the district as a "placeholder" which will utilize the
commercial and residential district standards to review development. The other option would be
to establish separate standards for the residential and commercial portions of MU.
Residential Density
The Comp Plan requires 3.5-7.0 units/net acres on half of the MU property. This is a fairly wide
density range. Through zoning regulations, the City may want to target the density more
specifically. For example, the MU properties north of Loretto are adjacent to High Density
Residential future uses and it may make sense to have more density in this location than south of
Foxberry Farms (Low Density Residential).
The Comp Plan calls for "...greater flexibility...to respond to market conditions while still
maintaining a balanced land use pattern." Obviously the greatest flexibility would be achieved
by not placing additional limitations on the density (beyond the 3.5 to 7.0 units/net acre). The
City would have limited discretion to deny applications which are perceived to have too high of
density but are still within the allowed range.
As described above, the ordinance will be written to require that density decreases in proximity
to low -density residential uses.
Mixed Use Zoning Ordinance
Page 2 of 3 August 12, 2008
Planning Commission Discussion Planning Commission Meeting
Prepare Mixed Use Ordinance after Commercial and Residential are Complete?
If the Commission is supportive of utilizing the residential and commercial district standards
which are yet to be established, it may beg the question whether the mixed -use ordinance should
be prepared after the commercial and residential districts are completed. This will provide more
context for the ordinance. If the Commission wishes for separate standards for Mixed Use (not
utilizing the commercial/residential districts), it would be possible to move forward with the
ordinance.
Action Requested/Next Steps
The Planning Commission should discuss the topics above and provide feedback. Depending on
the wishes of the Commission, staff will return to the September meeting with the draft
ordinance, or edit the Implementation Workplan and bring the ordinance back following
adoption of the residential and commercial districts. Staff will, like previous ordinances, seek
feedback from relevant stakeholders as well.
Attachment
Draft Future Land Use Map (MU is identified with pink)
Mixed Use Zoning Ordinance
Page 3 of 3 August 12, 2008
Planning Commission Discussion Planning Commission Meeting
May 12, 2008
i
Mr. Tim Benetti
Planning Director
City of Medina
2052 County Road 24
Medina, MN 55340
LL-� L�71 � _
MAY 1 2 2003
AHCHITECTUHAL ALLIANCE
400 CUFTON AVENUE SOUTH
MiNNEAPOLIS, iviINNESOTA 55403•3299
TELEPHONE (6121671-5703
FAX iGi2j 011-7212
Re: Hennepin County Public Works Facility — Conceptual PUD Amendment Narrative
City of Medina Contract No. A16846
Dear Mr. Benetti:
After some discussion with the City of Medina, Hennepin County would like to submit a Conceptual PUD
amendment to its Planned Unit Development (PUD) Agreement with the City of Medina dated June 18, 1996
(City Contract No. A16846). There is one new Hennepin County development initiative, and one new City of
Medina development initiative, which generate the request for a PUD amendment.
A. New Development Initiatives
1. Wind Turbine
Hennepin County intends to build (1) wind turbine at the site. The wind turbine is in the range
of 1,500 kW to 2,100 kW (1.5 MW to 2.1 MW), which can generate electricity equivalent to
accommodating the annual power needs of 450 homes. The wind turbine is referred to as an
80-meter (or 262 feet) tower. The top of the wings extends to 369 feet. As a point of reference,
the existing radio tower at the site is 400 feet tall and the antennas extend to 420 feet.
Availability will be a consideration in the final selection of the manufacturer and size. It is the
County's intent to build the wind turbine within two years. Note that there are two potential
location options for the wind turbine. The preferred location is Option 1. The approximate
location coordinates for Option 1 are Latitude: 45° 2'51.97"N and Longitude: 93° 34' 19.19"W.
We have enclosed product literature from two wind turbine manufacturers, a footing design
drawing, a State of Minnesota PUC publication addressing wind setbacks and standards, an
article from the American Wind Energy Association regarding wind energy and noise, and an
article from the British Wind Energy Association regarding noise from wind turbines.
P:12007120070961CorrespondencelLetters105.12.08 PUD Amendment Narrative.doc
Mr. Tim Benetti
May 12, 2008
Page 2 of 3
In addition, attached is a table and a graph from a 2007 site application to the PUC by PPM
Energy for a recent large-scale project at Buffalo Ridge The modeling for that project (4
different wind turbine sizes were modeled) indicate that noise levels from a General Electric
(GE) 1.5 MW turbine would meet MPCA night time standards at any residences located at least
623 feet away, and for a 2.1 MW Suzlon turbine at least 850 feet away. The link to the State PUC
for the PPM Energy application is listed below:
htto://eneravfacilities.puc.state.m n.us/resource.html?Id=19192
2. City of Medina Civil Defense Siren
As you aware, the City of Medina and Hennepin County have ongoing discussions about the
potential location of a new City of Medina Civil Defense Siren near the County's existing Radio
Tower on the site.
Please contact me if you have questions or desire additional information.
Sincerely,
fid6ate 4/41M1/(4&)
PETER VESTERHOLT, AIA
Principal
cc: Earl
Karr
DeAngelo
Pravinata
File
Enclosures:
1. Site Plan: (3) Full size, (3) half size, (3) 11x17, (3) 8.5 x 11, (1) digital.
2. Site -specific photograph looking towards the southwest with inclusion of an 80-meter wind turbine
showing both Option 1 and Option 2, (1) page.
3. General photographic images of wind turbines, (1) page.
4. Product data/specifications from General Electric, (4) pages.
5. Product data/specifications from Suzlon, (12) pages.
Mr. Tim Benetti
May 12, 2008
Page 3 of 3
6. Wind turbine foundation plan and details, (1) page.
7. State of Minnesota, PUC Docket Number: E,G999/M-07-110, (6) pages.
8. American Wind Energy Association Article, (4) pages.
9. British Wind Energy Association Article, (3) pages.
10. Comparative table (2-I) of Noise Modeling of 4 wind turbine sizes, (1) page.
11. Comparative graph (5-1) of Noise Modeling of 3 wind turbine sizes, (1) page.
Note: A PUD Application with associated filing fee and mailing labels were submitted to the City of Medina on
June 8, 2007.
P:120071200709(i\ConespondencelLetters105-12-08 PUD Amendment Narrative.doc
ISTIG
MOUNDS
SITE
FUTURE
MOUND SITE
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OPTION 1
PROPOSED WINO
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LATITUDE:
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LONGITUDE: 69'•9
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WETLAND
OPTION 2
°POSED WI
TURBINE
LATiRJDE:
45' 2'56.74'N
LONGITUDE:
31410.07'W
POTENTIAL
w a- CITY OF
MEDINA CIVIL
EXISTING DEFENSE
RADIO SIREN
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0 200' 400'
PQject PUD AMENDMENT
Comm No. 20010%
HENNEPIN COUNTY PUBLIC WORKS pate MAY 12, 2008
Title
SITE PLAN
Dfawkig No.
800'
AHCHIIECIURE ALLIANCE
400 CLIFTON AVENUE SOUTH
MINNEAPOLIS, MINNESOTA 55403.3299
TEL (6121871-5703 FAX WI2)87T-7212
2335 Highway 36 w
St. Paul, MN 55113
Tel 651-636-4600
Fax 651-636-1311
www.bonestroo.com
June 2, 2008
Ms. Debra Peterson -Dufresne
Planning Assistant
City of Medina
2052 County Road 24
Hamel, Minnesota 55340
Re: Hennepin County PUD
Bonestroo File No. 000190-08000-1
Plat No. L-07-013
Dear Debra,
We have reviewed the site plan and specifications for the proposed wind turbine at the Hennepin County Public Works
site on Arrowhead Road. We have the following comments with regards to engineering matters:
• It appears that there are wetlands in the immediate area of the proposed wind turbine location for Option 1. To
provide an adequate review related to the city's wetland ordinance the following should be submitted:
o Wetland delineation report
o Include the boundaries of the delineated wetland on the site plan.
• Any proposed grading activities associated with Option 1 or 2 should be shown on the site plan for review.
if you have any questions please feel free to contact me at (651) 604-4894.
Sincerely,
BONESTROO
Darren Amundsen
Cc: Tom Kellogg
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MINNESOTA
DEPARTMENT Or
COMMERCE
STATE OF MINNES®TA
Minnesota Department of Commerce
Issued: September 28, 2007
In the Matter of Establishment of General Permit Standards for the Siting of Wind
Generation Projects Less than 25 Megawatts
PUC Docket Number: E,G9991M-07-1102
SUMMARY OF HISTORIC PUC WIND SETBACKS AND STANDARDS
Background
Minnesota Session Laws 2007, Chapter136, Sections 12-14, (relevant sections attached) provides
a new option for counties to assume responsibility under Minnesota Statutes Chapter 216F to
process wind site permitting for large wind energy conversion systems (LWECS) less than 25
MW in total nameplate capacity. In providing this option, the Legislature recognized that there
was a need for some standardization of siting parameters that would support consistent and
orderly development of Minnesota's wind resource. It therefore tasked the Commission with
establishing general permit standards by January 15, 2008.
The PUC order establishing general permit standards must consider existing and historic
Commission standards for wind permits issued by the Commission_ The standards adopted by
the PUC will apply to wind site permits issued by counties and to permits issued by the
Commission for LWECS with a combined nameplate capacity of less than 25 MW. The
Commission or counties may grant a variance from a general permit standard if the variance is
found to be in the public interest and counties may establish more restrictive standards by
ordinance.
This document summarizes the setback and permit standards required by the Minnesota Public
Utilities Commission (PUC or Commission) for site permits for Large Wind Energy Conversion
Systems (LWECS). PUC issued site permits have consistently required minimum setbacks from
certain land uses or structures to protect public safety, to ensure compliance with Minnesota
Statutes Chapter 216F and Minnesota Rules Chapter 7836, and to ensure orderly development of
wind resources.
The PUC has requested that the Department of Commerce Energy Facilities Permitting staff
collect public comments on the PUC permit standards and setbacks and make recommendations
to the Commission by the end of November 2007.
Public Comments
Interested parties are encouraged to submit comments on the historic PUC wind siting standards,
suggest additional siting standards or modifications to PUC's historic standards. In addition,
parties are encouraged to comment on procedural matters related to siting wind facilities by the
PUC or by counties and technical assistance needs which could be provided to counties in the
future by the DOC EFP staff.
Interested parties may comment on the proposed delegation process and PUC wind siting
standards by submitting written comments by 4:30 p.m. on October 31, 2007. Written
comments can be sent by mail, fax or by email. Please include the following docket number
(E,G999/M-07-1102) on written comments. Written or fax comments should be directed to:
Minnesota Department of Commerce, 85 7th Place East, Suite 500, St. Paul, MN 55101-2198, fax
651-297-7891.
Additional information about the process to establish general permit standards, the state wind
siting process, rules guiding the review process, and additional information is available and will
be updated on the MPUC website at:
http://eneravfacilities.puc.state.mn.us/Dockethtml?Id=19302
The DOC will take comments into consideration in making its general permit standards and
setback recommendations to the PUC in late November 2007.
Historic PUC Wind Setbacks
Wind Access Buffer: The largest setback the PUC requires for LWECS projects is the Wind
Access Buffer, which can be from 760 —1640 feet, depending on turbine rotor diameter and
predominant wind direction. This setback is measured from the boundaries of the permittee's
wind development rights, which may consist of one isolated parcel of wind rights or thousands of
acres of wind and land rights made up of many individual, contiguous parcels. This setback
protects the wind developments rights of neighboring wind rights owners by requiring projects
be spaced apart to ensure that one permitted project does not "take" or negatively affect the wind
development rights owned by or assigned to others.
Homes and Noise: PUC issued site permits require a 500 foot minimum setback from homes and
an additional distance sufficient to meet the residential Minnesota Noise Standard, Noise Area
Classification 1, L50 50 dBA during overnight hours measured at residential receptors. See
Minnesota Rules Chapter 7030. Typical utility scale wind turbines today typically require750 —
1200 foot setbacks from homes to meet the standard. Each turbine, project layout and local
vegetative, topographic, and other conditions will dictate the total setback required to meet the
noise standard.
Public Roads: PUC issued site permits have historically required a 250 foot minimum setback
from the edge of public road rights -of -way.
The table below summarizes all historic PUC LWECS site permit setbacks. Some of these
setbacks have evolved over time due to changing circumstances or have been varied on a limited,
case -by -case basis.
Historic PUC Wind Setbacks
Resource Category
PUC Historic Standard
Minimum Setback
PUC Permit
Condition
Wind Access Buffer
(setback from lands
and/or wind rights not
under Permittee's
control)
5 rotor diameters on the predominant wind
axis or downwind (typically north -south), 3
rotor diameters on the secondary or
crosswind (typically east -west) axis if wind
rose shows lesser winds from secondary or
crosswind direction.
3 RD (760 — 985 ft) on
east -west axis and 5 RD
(1280 —1640 ft) on north -
south using turbines with
78 —100 m rotor
diameters
III.C.1
Homes
At least 500 ft and sufficient distance to
meet state noise standard (below).
500 feet + state noise
standard.
III.0 2
Noise Standard
Project must meet Minnesota Noise
Standards, Minnesota Rules Chapter 7030,
at all residential receivers (homes).
Residential noise standard NAC 1, L50 50
dBA during overnight hours. Setback
distance calculated based on site layout and
turbine by developer for each residential
receptor near each project.
Typically 750 —1500 ft
required to meet noise
standards depending on
turbines, layout, site
specific conditions.
III.E.3
Public Roads
Minimum setback of 250 feet from edge of
public road ROW
250 ft
III.C.3
Wildlife Management
Areas
No turbines, towers or associated facilities
in public lands.
No setback required
historically.
III.C.4
Meteorological Towers
250 foot setback from edge of road rights-
of -way and boundary of developer's site
control (wind and land rights).
250 ft from road ROW
and boundary of site
control.
Wetlands
No turbines, towers or associated facilities
in public waters wetlands. However,
access road and electric line crossings may
be permitted and subject to DNR, FWS,
and/or USACOE permits
III.C.5
Native Prairie
Native prairie protection plan to be
submitted if native prairie is present.
III.C.6
Sand and Gravel
Operations
No turbines, towers or associated facilities
in active sand and gravel operations, unless
negotiated with the landowner.
III.C.7
Internal Turbine
Spacing
Turbines spaced 5 rotor diameters apart for
downwind spacing and 3 rotor diameters
apart for crosswind spacing. Additional
case -by -case analysis based on topographic
conditions.
5 rotor diameters
downwind spacing
3 rotor diameters apart for
crosswind spacing
III.D.5
Questions:
1. Are these the proper resource categories to establish setbacks from?
2. Are there additional resource categories for which a setback should be developed?
3. Are there resource categories and setbacks which should be eliminated in the PUC's
general permit standards decision?
4. Do you believe these minimum setback distances are inadequate, adequate, or excessive?
5. How should the minimum setback distances be changed or modified? If so, please
describe the rationale for each change.
Additional Standards
The following list summarizes the additional PUC's standards applied to LWECS site permits
and references the permit condition where each standard is found. These standards have evolved
and have been refined over time in response to changing times, technology, permitting
requirements of other agencies, etc...
• Wind Turbines: Monopole design, uniform white/off white color. Permit condition
• Topsoil and Compaction. Must protect and segregate topsoil from subsoil in
cultivated lands unless otherwise negotiated with affected landowner. Must minimize
compaction of all lands during all phases and confine compaction to as small area as
possible. Permit conditions III.B.2 and III.B.3.
• Fences. Promptly repair or replace all fences and gates removed or damaged during
project life. Provide continuity of electric fence circuits. Permit condition III.B.5
• Drainage Tile. Shall take into account, promptly repair or replace all drainage tiles
broken or damaged during all phases of project life unless otherwise negotiated with
affected landowner. Permit condition III.B.6.
• Equipment Storage. Shall not locate temporary equipment staging areas on
cultivated lands unless negotiated with landowner. Permit condition III.B.7.
• Public Roads. Identify roads to be used in project construction. Inform public
jurisdiction controlling each road to determine inspection of road prior to use.
Permittee shall make satisfactory arrangements (including obtaining permits) for road
use, access road intersections, maintenance and repair of damage with governmental
jurisdiction with authority over each road. Permit condition III.B.8.a.
• Turbine Access Roads. Construct smallest number of access roads it can. Roads
must be low profile to allow farm equipment to cross. Shall be constructed of Class 5
gravel or similar material. Shall not obstruct runoff or watersheds. Permit condition
III.B.8.b.
• Private Roads. Shall promptly repair private roads or lanes damaged unless
otherwise negotiated with landowner. Permit condition III.B.8.c.
• Soil Erosion and Sediment Control. Permittee shall submit its Storm Water
Pollution Prevention Plan submitted to the Minnesota Pollution Control Agency as
part of its NPDES construction permit application. Permit condition III.B.9.
• Cleanup. Shall remove all waste and scrap from site. Permit condition III.B.10.
• Tree Removal. Minimize tree removal and negotiate all tree or shelter belt removal
with landowner. Permit condition III.B.11.
• Restoration. Shall restore area affected by any LWECS activity to pre construction
condition, to the extent possible within eight (8) months of completion of turbine
construction. Permit condition III.B.12.
• Hazardous Waste. Shall be responsible for compliance will all laws applicable to
the generation, storage, transportation, clean up and disposal of hazardous wastes
generated during any phase of the project's life. Permit condition III.B.13.
• Application of Herbicides. Restrict use to those herbicides and methods approved
by the Minnesota Department of Agriculture. Must contact landowner prior to
application. Permit condition III.B.14.
• Public Safety. Permittee shall provide any safety measures such as warning signs or
gates for traffic control or to restrict public access. Permit condition III.B.15.
" F i r e P r o t e c t i o n . P e r m i t t e e s h a l l p r e p a r e f i r e p r o t e c t i o n a n d m e d i c a l e m e r g e n c y p l a n
i n c o n s u l t a t i o n w i t h l o c a l f i r e d e p a r t m e n t . S h a l l s u b m i t t o P U C u p o n r e q u e s t . P e r m i t
c o n d i t i o n 1 '