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12-13-2016
POSTED IN CITY HALL December 9, 2016 PLANNING COMMISSION AGENDA TUESDAY, DECEMBER 13, 2016 7:00 P.M. CITY HALL (2052 County Road 24) 1. Call to Order 2. Public Comments on items not on the agenda 3. Update from City Council proceedings 4. Planning Department Report 5. Approval of Draft November 9, 2016 Meeting Minutes 6. Public Hearing – City of Medina Comprehensive Plan – Decennial Update 7. Council Meeting Schedule 8. Adjourn 1 CITY OF MEDINA 1 PLANNING COMMISSION 2 DRAFT Meeting Minutes 3 Wednesday, November 9, 2016 4 5 1. Call to Order: Chairperson V. Reid called the meeting to order at 7:00 p.m. 6 7 Present: Planning Commissioners Todd Albers, Chris Barry, Robin Reid, and Victoria Reid. 8 9 Absent: Planning Commissioner Kim Murrin, Laurie Rengel and Janet White. 10 11 Also Present: City Planner Dusty Finke. 12 13 14 2. Public Comments on Items not on the Agenda 15 16 No comments made. 17 18 3. Update from City Council Proceedings 19 20 Anderson provided an update on the recent Council activity. He stated that the Council 21 considered the AutoMotorPlex requests, noting that there were many residents in attendance 22 and estimated 30 percent of residents in attendance were in favor of the request and about 70 23 percent of the residents in attendance were opposed. He highlighted some of the concerns the 24 residents had including traffic and noise, while those in favor would benefit in the increased 25 tax value and fun family event. He stated that the Council tasked staff to rework the 26 conditions, including eliminating parking along Arrowhead Drive and Hamel Road, 27 increasing the buffering/berm, and asking staff to study the traffic flowing into the events. 28 He stated that staff is also investigating whether an EAW would be necessary, as the 29 attorneys representing Delcroft Farms believed that it would be needed. He stated that the 30 Council also considered the Olkon request for a variance and denied the request consistent 31 with the recommendation of the Planning Commission. He advised that the Council also 32 approved a change order for the Deerhill Road improvement project in the amount of 33 $215,000 for additional sand needed for the road base. 34 35 4. Planning Department Report 36 37 Finke provided an update. 38 39 5. Approval of the October 11, 2016 Draft Planning Commission Meeting Minutes. 40 41 Motion by Albers, seconded by R. Reid, to approve the October 11, 2016, Planning 42 Commission minutes as presented. Motion carried unanimously. (Absent: Murrin, Rengel, 43 and White) 44 45 6. Public Hearing – Excelsior Group – 2212 and 2120 Chippewa Road – 46 Concept Plan Review for 61 Single Family Lots 47 48 Finke stated that this is a concept plan review for the property located at 2212 and 2120 49 Chippewa Road, noting that this is an informal review and therefore no formal action will be 50 required from the Planning Commission. He stated that under the staging plan this property 51 would become available for development in 2019. He noted that the applicant did come 52 2 forward earlier this summer with a concept plan for this property that included additional 53 mixed-use housing units for the area north of Chippewa Road that has been eliminated in this 54 version. He reviewed the currently zoning and guiding for the subject property as well as the 55 surrounding properties. He presented the concept plan and noted that under the draft update 56 of the Comprehensive Plan the subject property would be guided for rural residential. He 57 explained that the intent of the Comprehensive Plan is to meet the thresholds of the 58 Metropolitan Council and not to exceed those requirements in order to slow the growth and 59 keep the rural character of Medina. He provided information on the proposed lot size, access 60 in and out of the proposed development and improvements that would be needed for 61 Mohawk/Willow should the development occur. He stated that from an infrastructure 62 standpoint, this property has some benefits compared to other properties identified for low 63 density residential including gravity sewer, looping connections/options with other 64 developments, and the two sections of the development are split between two school districts. 65 He noted that should this move forward, an amendment would be needed to the 66 Comprehensive Plan, whether that would be to the existing plan or a change to the draft plan. 67 68 Barry asked if there was a public hearing when the changes were made to the staging plan. 69 70 Finke stated that there was a hearing process, but could not speak to whether all property 71 owners were fully aware of the impacts. 72 73 Barry stated that when this came forward earlier this summer the Commission directed the 74 applicant to speak with the Steering Committee to determine what could be done in terms of 75 guiding for the property. 76 77 Finke stated that the property owners have been active in the process as the Committee 78 moved ahead. 79 80 Barry asked if Wealshire received a “jump ahead” in staging. 81 82 Finke reported that property was in the 2016 timeframe and the adjustment to the staging plan 83 only included residential properties. He stated that the Wealshire property went through a 84 process to be designated as business rather than residential. 85 86 Albers asked for clarification on the guiding and development timeline. 87 88 Finke confirmed that the existing Comprehensive Plan identifies the property as low density 89 residential and the property was originally included in the 2016 development period. He 90 confirmed that the draft Comprehensive Plan identifies the property as rural residential and 91 when the staging plan was amended the property was moved to the 2021 development period 92 and would be allowed to develop in 2019 under the “jump ahead” provision. 93 94 Ben Schmidt, Excelsior Group, stated that he represents the property owners and they 95 adjusted their concept plan based on the input they received earlier this summer. He stated 96 that they believe that the subject property has some benefits over some of the other properties 97 guided for low density residential. He stated that the site has good infrastructure and access 98 options and would be a good transition next to the Wealshire property, which is a more 99 intense use. He recognized that the City is going through the process of updating the 100 Comprehensive Plan and he is not attempting to circumvent that process as the landowners 101 have had this desire for some time. He stated that it is his understanding under the “jump 102 ahead” that development could begin in 2018 with certificates of occupancy to be issued in 103 2019. He stated that the property is split by school districts and attempted to do a villa 104 product closer to Wealshire, which would be in the Rockford school district, but heard the 105 3 comments of the Planning Commission that they would like to have larger lots. He stated 106 that the intent is still to provide the “empty nester” product on the eastern portion of the 107 property but just on larger lots. He noted that this would still bring a needed housing product 108 to Medina. He recognized that a similar type of product is being constructed near the golf 109 course, but noted that this would have a different price point. He referenced the neighboring 110 senior housing product at Wealshire and noted that when a spouse is placed in memory care 111 there is a desire for the other spouse to live nearby and this product would provide that 112 opportunity. 113 114 Albers referenced a road on the southwest corner, noting that it seems to imply as a 115 connection to the property to the west. 116 117 Schmidt stated that originally there were multiple connection points proposed, but noted that 118 it could be more difficult to develop the property to the north and that is why the connection 119 to the west was proposed. He noted that could just as easily be a cul-de-sac, but he wanted to 120 show connection options for future development. 121 122 V. Reid stated that she does like the thought of having townhouses adjacent to the Wealshire 123 property and asked if the applicant would be open to just building the townhouse product on 124 that portion of the site. 125 126 Schmidt stated that they would be open to that possibility, but would need to investigate the 127 financials. 128 129 V. Reid opened the public hearing at 7:35 p.m. 130 131 No comments made. 132 133 V. Reid closed the public hearing at 7:35 p.m. 134 135 V. Reid stated that it seems that there are two questions; whether the land use designation 136 should be changed under the draft Comprehensive Plan and then regarding the concept plan 137 itself. She stated that ultimately this will go back before the City Council, noting that there 138 was a joint meeting with the Planning Commission, City Council and Steering Committee 139 and the consensus was to guide the property as rural residential. She stated that there is a 140 goal for not developing as much in this area and noted that if this land use is changed, that 141 will have an impact on another property as well that has already been designated as low 142 density in order to equate the residential development at the same level proposed for this area 143 of the city. 144 145 Barry stated that the City has been working hard on the draft Comprehensive Plan and while 146 the input has been considered, the Steering Committee has designated this property as rural 147 residential under the draft plan. 148 149 R. Reid stated that the Steering Committee has spent a long time working on the draft 150 Comprehensive Plan and ultimately the decision would be theirs. She stated that she does 151 like the idea of this type of housing in this location and also providing a lower price point for 152 housing. She suggested that this go back to the Steering Committee to consider if the 153 property could be reguided. 154 155 Albers agreed that this should go before the Steering Committee once more to determine if 156 they believe this would be a good change to the draft Comprehensive Plan. He stated that he 157 likes the design of the concept plan proposed with less density. 158 4 V. Reid believed that the applicant had already been before the Steering Committee and to 159 the joint meeting. 160 161 R. Reid stated that it is her recollection that there was a split opinion when this was 162 considered before. 163 164 Albers believed that it would make sense for the Steering Committee to consider this one 165 more time. 166 167 Finke stated that the issue will be on the table at the Steering Committee meeting based on 168 the input from residents at the open house meetings. 169 170 It was the consensus of the Commission to forward this request to the Steering Committee for 171 further consideration on the proposed guiding for the property. 172 173 Finke stated that the City Council is scheduled to consider this concept plan on Tuesday, the 174 Steering Committee will consider the request on Monday of next week and the Park 175 Commission will consider the request at their meeting next Wednesday. 176 177 7. Council Meeting Schedule 178 179 Finke advised that the Council will be meeting the following Tuesday and R. Reid 180 volunteered to attend in representation of the Planning Commission. 181 182 8. Adjourn 183 184 Motion by Albers, seconded by R. Reid, to adjourn the meeting at 7:48 p.m. Motion 185 carried unanimously. 186 &RPSUHKHQVLYH3ODQ 3DJHRI 'HFHPEHU 3XEOLF+HDULQJ 3ODQQLQJ&RPPLVVLRQ0HHWLQJ 0(025$1'80 72 3ODQQLQJ&RPPLVVLRQ )520 'XVW\)LQNH&LW\3ODQQHU '$7( 'HFHPEHU 0((7,1* 'HFHPEHU3ODQQLQJ&RPPLVVLRQ0HHWLQJ 68%- &RPSUHKHQVLYH3ODQ8SGDWH±Public Hearing %DFNJURXQG 2Q$XJXVWDQGWKH3ODQQLQJ&RPPLVVLRQPHWLQFRQFXUUHQWVHVVLRQZLWKWKH&LW\&RXQFLO DQGUHYLHZHGDQGSURYLGHGGLUHFWLRQRQURXJKGUDIWVRIWKHIROORZLQJFKDSWHUVRIWKH &RPSUHKHQVLYH3ODQXSGDWH x9LVLRQDQG&RPPXQLW\*RDOV x/DQG8VH x+RXVLQJ 7KH3ODQQLQJ&RPPLVVLRQDQG&RXQFLODOVRUHYLHZHGIHHGEDFNIURPWKH&RPPXQLW\0HHWLQJV ZKLFKZHUHKHOGLQ0D\RQWKHVHVXEMHFWV )ROORZLQJWKHVHFRQFXUUHQWPHHWLQJVDGUDIWRIWKH&RPSUHKHQVLYH3ODQZDVUHOHDVHGIRUSXEOLF IHHGEDFNRQWKH&LW\¶VZHEVLWHDQGGLVFXVVHGLQWKH&LW\QHZVOHWWHUDQGDW&HOHEUDWLRQ'D\ 2SHQ+RXVHVZHUHDOVRKHOGDWWKHHQGRI2FWREHU7KH6WHHULQJ&RPPLWWHHPHWWRUHYLHZWKH IHHGEDFNPDGHILQDOHGLWVWRWKH3ODQDQGUHFRPPHQGHGWKDWWKH3ODQEHSUHVHQWHGWRWKH 3ODQQLQJ&RPPLVVLRQIRUDSXEOLFKHDULQJ 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0RVWDWWHQGHHVDSSHDUHGWRVXSSRUWWKHUHGXFHGUHVLGHQWLDOJURZWKSODQQHG 3URSHUW\RZQHUVQRUWKRI&KLSSHZD5RDGDQGZHVWRI0RKDZN'ULYHDGMDFHQWWR7KH :HDOVKLUHSURMHFWXUJHGWKDWWKHLUSURSHUWLHVEHJXLGHGIRU/RZ'HQVLW\5HVLGHQWLDO GHYHORSPHQWFRQVLVWHQWZLWKWKHFXUUHQWSODQNOTE: Some of this property was added to the Low Density Residential land use by the Steering Committee after the Open Houses 6WURQJLQWHUHVWLQLPSURYHGSHGHVWULDQFRQQHFWLYLW\DFURVV+LJKZD\1XPHURXV DWWHQGHHVDGYRFDWHGDSHGHVWULDQEULGJHRYHU+LJKZD\RURWKHUPHDVXUHV &RQFHUQUHODWHGWRLQFUHDVHGWUDIILFDORQJ&RXQW\5RDG &RQFHUQUHODWHGWRSRWHQWLDOZDWHUWRZHULQWKH)LHOGVRI0HGLQD3DUN 6XPPDU\RI3ODQ 3ODQQLQJ&RPPLVVLRQHUVKDYHEHHQLQYROYHGWKURXJKRXWWKHODVWPRQWKVZLWKWKHSURFHVVDQG OLNHO\UHFRJQL]HWKHGLIILFXOW\LQVXFFLQFWO\VXPPDUL]LQJWKH&RPSUHKHQVLYH3ODQ7KHDWWDFKHG 3RZHUSRLQWDWWHPSWVWRGHVFULEHWKHSURFHVVDQGWKH³ELJSLFWXUH´DVSHFWVRIWKH'UDIWSODQ6WDII LQWHQGVWRSUHVHQWWKLVSULRUWRWKH3XEOLF+HDULQJ&KDSWHUWKH,QWURGXFWLRQRIWKH3ODQDOVR GHVFULEHVWKHRUJDQL]DWLRQRIWKH3ODQ 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1 inch = 800 feet PARCEL ID: 1011823430001 OWNER NAME: Dellcroft Farms Lllp PARCEL ADDRESS: 1975 Hamel Rd, Medina MN 55340 PARCEL AREA: 89.79 acres, 3,911,425 sq ft A-T-B: Torrens SALE PRICE: SALE DATA: SALE CODE: ASSESSED 2015, PAYABLE 2016 PROPERTY TYPE: Farm HOMESTEAD: Non-Homestead MARKET VALUE: $558,000 TAX TOTAL: $5,748.40 ASSESSED 2016, PAYABLE 2017 PROPERTY TYPE: Farm HOMESTEAD: Non-homestead MARKET VALUE: $487,300 This data (i) is furnished 'AS IS' with no representation as to completeness or accuracy; (ii) is furnished with no warranty of any kind; and (iii) is notsuitable for legal, engineering or surveying purposes. Hennepin County shall not be liable for any damage, injury or loss resulting from this data. COPYRIGHT © HENNEPIN COUNTY 2016 East 20.5 acres Hennepin County Property Map East 20.5 Acres of North Parcel Date: 12/5/2016 Comments: 1 inch = 400 feet PARCEL ID: 1011823410001 OWNER NAME: Dellcroft Farms Lllp PARCEL ADDRESS: 1722 Hamel Rd, Medina MN 55340 PARCEL AREA: 65.88 acres, 2,869,803 sq ft A-T-B: Torrens SALE PRICE: SALE DATA: SALE CODE: ASSESSED 2015, PAYABLE 2016 PROPERTY TYPE: Farm HOMESTEAD: Non-Homestead MARKET VALUE: $507,200 TAX TOTAL: $5,225.06 ASSESSED 2016, PAYABLE 2017 PROPERTY TYPE: Farm HOMESTEAD: Non-homestead MARKET VALUE: $441,400 This data (i) is furnished 'AS IS' with no representation as to completeness or accuracy; (ii) is furnished with no warranty of any kind; and (iii) is notsuitable for legal, engineering or surveying purposes. Hennepin County shall not be liable for any damage, injury or loss resulting from this data. 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